Nieuwe Huizen 5
Schorsmolen, Breda
AreaA historic apartment in the heart of Breda
Nieuwe Huizen 5 sits in Schorsmolen, a lively part of Breda centrum where the streets hum with activity. This apartment, built in 1890, carries a sense of history that is rare in this area. With a price of €325,000, the asking price sits 3% above the WOZ value, which puts it on the high side compared to the market. For context, the average price for apartments in Breda is €349,135, while the median here is €309,500.
The home itself
The apartment offers 84 square metres of living space according to the BAG registration. The energy label is C, which means you can expect moderate energy costs. The home dates from 1890, a fact that adds character but also means the property is older than many in the neighbourhood. The agent does not provide further details about the layout or features in the listing.
Life in Schorsmolen
Schorsmolen is a compact neighbourhood with a dense, urban feel, home to around 3,590 people. Residents give it an average score of 5.79 out of 10, based on three reviews. One resident says: "My neighbourhood is safe and close to all shops, sometimes I get bothered by bicycles during a festival or special events, but overall it's fine to live here." Another describes it as a "quiet neighbourhood" where they have "never had any unpleasant experiences" in six years. A third resident, however, mentions "lots of drug addicts and homeless people hanging around here." The neighbourhood has a high proportion of single-person households at 77%, and the address density is 4,092 per square kilometre, reflecting its central location. For more context, you can explore the Schorsmolen neighbourhood.
Amenities and transport
Daily errands are easy from this spot. The Ekoplaza is on your doorstep, with an Albert Heijn just around the corner and another a couple of streets away. Kbs De Weerijs primary school is a five-minute walk, and the GP practice Stadshart is just around the corner, with BENU Apotheek Breda Centrum nearby. Bus line 2 stops at Breda, Nieuwe Haagdijk on your doorstep, and the Fellenoordstraat stop a couple of streets away offers lines 2, 370, 371, 373 and 380. Breda train station is a ten-minute walk. The municipality of Breda offers all the amenities of a city centre within easy reach, as you can see from the municipality of Breda.
WOZ and address data
The WOZ value for this property is €316,000, based on the reference date of 1 January 2025. The asking price is 3% above this value. Between 2020 and 2025, the WOZ value rose by 40%, from €226,000 to €316,000. Regarding address risks, the road traffic noise level is 64 dB Lden, which is above the noise standard, while railway and aircraft noise remain below their standards. The foundation risk indication is low, and the soil type is sand. For climate, pluvial flooding at heavy rain is elevated, while flood risk is low now and in 2050, and heat stress is medium. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered only via Kin Makelaars.
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Features
Details of this home
Transfer
Price
Construction
The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About Nieuwe Huizen 5, Breda
How does the asking price compare to the WOZ value?
The asking price of €325,000 is 3% above the WOZ value of €316,000, which was set on 1 January 2025. This means the asking price is slightly higher than the municipal valuation. The WOZ value is the official valuation used by the municipality, not the current market value, so the comparison gives an indication of where the price sits relative to that benchmark.
What is the energy label and what does it mean for costs?
The energy label for this apartment is C. This is a mid-range label, so you can expect moderate energy costs for heating and electricity. The label reflects the energy efficiency of the home as registered, but it does not tell you about the condition of the building itself. The home was built in 1890, which is an old construction year, but the label is a separate fact from the structural state.
What is the WOZ value and how has it developed?
The WOZ value is €316,000, based on the reference date of 1 January 2025. Over the past five years, the value has increased by 40%, from €226,000 in 2020 to €316,000 in 2025. This shows a significant rise in the municipal valuation over that period, though the value did dip slightly from €325,000 in 2024 to €316,000 in 2025.
What are the noise levels around this address?
The road traffic noise level at this address is 64 dB Lden, which is above the Dutch noise standard. Railway noise is 36 dB Lden and aircraft noise is 25 dB Lden, both below their respective standards. These figures come from public data at the address level and are area-level indications, not measurements taken inside the home itself.
What is the foundation risk for this property?
The foundation risk indication for this address is low, and the soil type is sand. This is based on public data from sources like the KCAF and is an area-level indication, not an inspection of this specific home. The home was built in 1890, which is before 1970, a factor that is noted in the risk data, but the overall indication remains low.
What are the flood and heat stress risks?
For climate risks, pluvial flooding at heavy rain is elevated, meaning there is a higher chance of water accumulation during intense rainfall. Flood risk from rivers or the sea is low, both now and in 2050. Heat stress is medium, both currently and projected for 2050. These are area-level indications from the Klimaateffectatlas, not a specific assessment of this property.
Which supermarkets are nearby?
There are several supermarkets within easy reach. The Ekoplaza is just 117 metres away, on your doorstep. An Albert Heijn is 241 metres away, just around the corner, and another Albert Heijn is 495 metres away, a couple of streets further. A Coop is 621 metres away, and yet another Albert Heijn is 822 metres away, all within a short walk.
What schools are close to this home?
Kbs De Weerijs primary school is 293 metres away, a five-minute walk. De Singel SO, a special education school, is 446 metres away. For secondary education, Brederocollege HAVO is about 1 kilometre away, and Het Brederocollege VMBO is 1,090 metres away. There are 70 schools within 5 kilometres, so there are plenty of options in the wider area.
How is the public transport connection?
Bus line 2 stops at Breda, Nieuwe Haagdijk, just 119 metres away, and at Breda, Schorsmolenstraat, 131 metres away. The Fellenoordstraat stop, 288 metres away, offers lines 2, 370, 371, 373 and 380. Breda train station is 1,321 metres away, about a ten-minute walk, giving access to the national rail network.
What do residents say about living in Schorsmolen?
Residents give the neighbourhood an average score of 5.79 out of 10, based on three reviews. One resident says the neighbourhood is "safe and close to all shops," while another has lived there for six years and "never had any unpleasant experiences." A third resident mentions "lots of drug addicts and homeless people hanging around here" and says the front door area is not cleaned up. The reviews paint a mixed picture, so it is worth weighing these experiences.
What is the average price per square metre in this neighbourhood?
For this home, the price per square metre is €3,869, based on the BAG living area of 84 square metres. The average price per square metre for homes currently for sale in Schorsmolen is €5,037, which is higher. This means this apartment is priced below the neighbourhood average per square metre, though the overall asking price is still above the WOZ value.
