A 1958 apartment in Ruitersbos
This apartment on Okeghemlaan 33A sits in Ruitersbos, a quiet part of Breda where the streets are lined with mature trees and the pace of life feels relaxed. The home was built in 1958 and offers 88 m² of living space according to the BAG registration. The asking price of €398,000 is keen compared with the neighbourhood average asking price of €1,673,563, which is 76% lower. For context, the average asking price per m² in the neighbourhood is €6,552, while this home comes in at €4,523 per m². If you are looking at apartments in Breda, this one stands out for its price position.
What the listing tells us
This listing does not state the energy label. As a result, you cannot judge the home's energy performance from the listing alone. The apartment was built in 1958, a fact that tells you about its age but not its condition. The living area is 88 m² according to the BAG registration, which is 63% smaller than the neighbourhood average of 241 m². The agent has not published details about the layout, outdoor space, or installations, so those remain unknown.
Life in Ruitersbos
Ruitersbos is a residential area with a mix of ages, though older residents make up a notable share: 37% of the 2,615 inhabitants are 65 or older. The neighbourhood has 1,225 homes, of which 63% are owner-occupied. Residents of the district Breda zuid, which includes Ruitersbos, give their surroundings an average score of 8.21 based on three reviews. One resident says: "A very nice neighbourhood with lovely people and a cosy atmosphere." Another mentions: "It's a nice neighbourhood, you're close to a small park with a public swimming pool, you can do something on the canal, the city is also within walking distance." These are district-level impressions, not specific to this street. For more on the area, see the Ruitersbos neighbourhood.
Amenities and getting around
Daily errands are easy from here. The nearest supermarket, an Aldi, is just around the corner, and an Albert Heijn is a couple of streets away. For primary education, Dr. De Visserschool is a five-minute walk, and Het Berkenhofcollege VSO is. The nearest GP, Huisartsengroep Bredero, is a ten-minute walk, and the Dienstapotheek Breda pharmacy is just around the corner. For public transport, bus line 176 stops at Breda, Willem van Oranjelaan, a couple of streets away. The nearest train station, Breda, is 2.8 km away. The wider surroundings fall under the municipality of Breda.
WOZ and address data
The WOZ value is not stated in the available data, so there is no municipal valuation to compare with the asking price. The address-level risk data from public sources (Atlas Leefomgeving, KCAF, Klimaateffectatlas) gives area-level indications, not an inspection of this specific home. Road traffic noise is measured at 50 dB Lden, which is above the noise standard for the reference year 2022. Railway noise is 26 dB Lden and aircraft noise is 25 dB Lden, both below the standard. The foundation risk indication is low, based on the home being built before 1970 (1958) on sandy soil. For climate risks, pluvial flooding at heavy rain is medium, while flood risk is low now and in 2050. Heat stress is low currently but medium by 2050.
Source
At the time of writing the home is offered only via DietvorstBorman Makelaars.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
Details of this home
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Price
Energy
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Layout
Construction
Outdoor space
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 Okeghemlaan 33A, Breda
How does the asking price compare with other homes in Ruitersbos?
The asking price of €398,000 is 76% below the neighbourhood average asking price of €1,673,563. The average asking price per m² in the neighbourhood is €6,552, while this home is listed at €4,523 per m², which is 31% lower. The price verdict is keen, meaning it is on the low side compared with the neighbourhood average. Note that the neighbourhood average is based on 16 homes currently for sale, which includes larger properties.
What is the living area of this apartment?
According to the BAG registration, the living area is 88 m². This is 63% smaller than the neighbourhood average of 241 m². The agent has not published a separate living area figure, so the BAG registration is the only source. The price per m² is calculated on this BAG area, coming to €4,523 per m².
Why is there no energy label in the listing?
The agent has not published this field. As a result, you cannot assess the home's energy performance from the listing alone. The home was built in 1958, but that does not tell you about its insulation or heating system. If you want to know the energy label, you would need to ask the agent directly.
What is the WOZ value of this home?
The WOZ value is not stated in the available data. The WOZ value is the municipal valuation on a reference date, and it is not included in this listing. Without it, there is no official valuation to compare with the asking price of €398,000. The listing does not provide this information, so it remains unknown.
What are the noise levels around this address?
According to public address-level data, road traffic noise is measured at 50 dB Lden, which is above the noise standard for the reference year 2022. Railway noise is 26 dB Lden and aircraft noise is 25 dB Lden, both below the standard. These are area-level indications from sources like Atlas Leefomgeving, not measurements taken at the property itself. The noise levels reflect the surrounding environment.
What is the foundation risk for this home?
The foundation risk indication is low, according to public data. This is based on the home being built before 1970 (1958) and the soil type being sand. This is an area-level indication, not an inspection of this specific property. It gives a general sense of the risk in the area, but it does not replace a structural survey of the home itself.
What are the climate risks for this address?
Public climate data indicates that pluvial flooding at heavy rain is medium, while flood risk is low both now and in 2050. Heat stress is low currently but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not specific to this property. They describe the broader risk in the area, not the condition of the home.
Which supermarkets are closest to this apartment?
The nearest supermarket is an Aldi at 839 m, which is just around the corner. An Albert Heijn is at 889 m, also a couple of streets away. A second Albert Heijn is at 1,168 m, and another Aldi is at 1,376 m. A SPAR is at 1,470 m. In total, there are 37 supermarkets within 5 km, so you have plenty of options for daily groceries.
What schools are near this home?
The nearest primary school is Dr. De Visserschool at 346 m, a five-minute walk. Het Berkenhofcollege VSO, a secondary special education school, is at 387 m. Kbs Petrus & Paulus is at 837 m, and Mencia de Mendoza Lyceum, a secondary school, is at 842 m. Katholieke Basisschool Laurentius is at 900 m. There are 58 schools within 5 km.
How is the public transport from this address?
The nearest bus stop is Breda, Willem van Oranjelaan, at 278 m, served by bus line 176. Another stop, Breda, Verdilaan, is at 409 m, also on line 176. A third stop, Breda, Duivelsbruglaan, is at 560 m. The nearest train station is Breda, at 2.8 km. The bus line connects you to the local network, though destinations are not specified.
What is the neighbourhood like in terms of demographics?
Ruitersbos has 2,615 inhabitants, with a notable share of older residents: 37% are 65 or older, while 12% are under 15. The average household size is 2.0, and 48% of households are single-person. There are 1,225 homes in the neighbourhood, of which 63% are owner-occupied. The area has a mix of ages, but it leans towards an older population.
Are there any resident reviews for this area?
Residents of the district Breda zuid, which includes Ruitersbos, give an average score of 8.21 based on three reviews. One resident says: "A very nice neighbourhood with lovely people and a cosy atmosphere." Another mentions: "It's a nice neighbourhood, you're close to a small park with a public swimming pool, you can do something on the canal, the city is also within walking distance." These are district-level reviews, not specific to this street.
