A calm apartment in the heart of Breda
This apartment on the first floor of Sophiastraat 39 sits right in the middle of Breda, in the Valkenberg neighbourhood. The setting is described by the agent as being next to a park, on a quiet road, in the centre and with a free view. With a price of €495,000, the asking price is on the high side compared to the average of €460,500 for homes currently for sale in the neighbourhood. The price per square metre of €5,266 is also above the neighbourhood average of €4,971. For context, there are currently 12 homes for sale in the area, and the median asking price is €498,500. This asking price sits above the average for apartments in Breda.
The home itself
Built in 1999, this apartment spans one floor and includes three rooms, two bedrooms and one bathroom. The living area is 94 square metres according to both the BAG registration and the agent's listing, with a volume of 366 cubic metres. The agent highlights double glazing, HR glazing, wall insulation and floor insulation, along with a central heating boiler and a heat recovery system. The property is in full ownership, and the homeowners' association fee is €209.50 per month.
Life in Valkenberg
Valkenberg is a compact neighbourhood with around 2,705 residents, and it has a very urban feel with an address density of 3,871. The population skews young, with 36% between 25 and 45 years old, and 73% of households are single-person. Residents of the district of Breda centrum give an average score of 7.06 based on seven reviews. One resident says: "Beautiful neighbourhood, good experiences." Another notes: "Not enough bicycle parking. Often theft, 6 bikes stolen within a year. Often there is (bulky) waste around the containers. Lots of noise at night, especially during holidays and festivals." The neighbourhood recorded 243 crimes in total, a figure that speaks for itself. This is the Valkenberg neighbourhood in a nutshell.
Amenities and transport
Daily life here is convenient. A SPAR supermarket is on your doorstep, with another SPAR just around the corner and an AH to go a couple of streets away. For primary education, Kbs St. Joseph is a five-minute walk, while Stedelijk Gymnasium Breda for secondary education is also a five-minute walk. The nearest GP, Huisartsenpraktijk Majdandzic, is just around the corner, and the pharmacy Apotheek Motké-Poels BV is a ten-minute walk. Bus stop Breda, Sophiastraat is just around the corner with lines 1, 5 and 8, and Breda Centraal Station is a five-minute walk away. The hospital Amphia Breda is a bit further out. All of this sits within the municipality of Breda.
WOZ and address data
The WOZ value is €441,000 with a reference date of 1 January 2025. The asking price is 12% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 38%, from €320,000 to €441,000. As for address-level risk data, these are area-level indications rather than an inspection of this specific home. Road traffic noise is measured at 61 dB Lden, which is above the noise standard, while railway noise at 37 dB Lden and aircraft noise at 25 dB Lden are both below the standard. The foundation risk indication is low, with sandy soil. Pluvial flooding at heavy rain is indicated as elevated, while flood risk is low both now and in 2050. Heat stress is indicated as medium, both now and in 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Van Liessum Makelaars, Van Liessum Makelaars Breda, and Van Liessum Makelaars Breda on Funda.
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Features
Details of this home
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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 Sophiastraat 39, Breda
How does the asking price compare to the WOZ value?
The asking price of €495,000 is 12% above the WOZ value of €441,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value increased by 38%, from €320,000 to €441,000.
What is the layout of this apartment?
The apartment is on the first floor and spans one floor. It has three rooms in total, including two bedrooms and one bathroom. The living area is 94 square metres, and the volume is 366 cubic metres. The agent describes the setting as next to a park, on a quiet road, in the centre and with a free view.
What is the energy label and what insulation is mentioned?
The energy label is A, which is an efficient label. The agent also mentions double glazing, HR glazing, wall insulation and floor insulation. The heating system consists of a central heating boiler and a heat recovery system. These are separate facts from the listing, and the label itself does not indicate the structural condition of the home.
What is the homeowners' association fee?
The homeowners' association fee is €209.50 per month. The property is in full ownership, meaning there is no leasehold. The fee covers the shared costs of the building, though the specific services included are not detailed in the listing.
What are the noise levels around this address?
According to public address-level risk data, road traffic noise is measured at 61 dB Lden, which is above the noise standard. Railway noise is 37 dB Lden and aircraft noise is 25 dB Lden, both below the noise standard. These are area-level indications based on data from Atlas Leefomgeving, not an inspection of this specific home.
What is the foundation risk for this area?
The foundation risk indication for this address is low, with sandy soil. This is an area-level indication based on public data, not an inspection of this specific property. The climate data also shows a low flood risk both now and in 2050, while pluvial flooding at heavy rain is indicated as elevated.
What supermarkets are nearby?
A SPAR supermarket is on your doorstep at about 234 metres, with another SPAR just around the corner at 301 metres. An AH to go is a couple of streets away at 457 metres, and a full Albert Heijn is a ten-minute walk at 634 metres. An Aldi is also within walking distance at 775 metres.
Which schools are close to this apartment?
Kbs St. Joseph primary school is a five-minute walk away at 459 metres, with 438 pupils. Stedelijk Gymnasium Breda, a secondary school, is also a five-minute walk at 477 metres, with 723 pupils. Kbs De Spoorzoeker primary school is a ten-minute walk at 818 metres.
How is the public transport connection?
Bus stop Breda, Sophiastraat is just around the corner at 212 metres, with lines 1, 5 and 8. Breda Centraal Station is a five-minute walk away at 362 metres, and the bus stop at the station is at 454 metres with many more lines. The nearest train station is Breda, at 362 metres.
What do residents say about the district?
Residents of the district of Breda centrum give an average score of 7.06 based on seven reviews. One resident says: "Beautiful neighbourhood, good experiences." Another notes issues with bicycle parking, theft, waste around containers and noise at night. These reviews describe the district as a whole, not specifically this neighbourhood.
What is the demographic makeup of the neighbourhood?
Valkenberg has around 2,705 residents, with 73% of households being single-person households. The largest age group is 25 to 45 years old, at 36%, followed by 15 to 25 years old at 26%. Only 9% of households have children. The address density is 3,871, indicating a very strongly urban area.
