A modern corner house in Belcrum
This apartment on Stationslaan 21 sits in Belcrum, a neighbourhood in Breda where the streets have a lived-in feel and the station is just around the corner. The home was built in 2016 and carries an efficient energy label, so it is a relatively recent addition to the area. The asking price is €525,000. For context, the average asking price for apartments in Breda sits at €522,300.
The home itself
This is a corner house with five rooms, three bedrooms and one bathroom spread over two floors. The living area is 94 m² according to both the BAG registration and the agent's listing, and the volume is 396 m³. Outside, there is a rear garden of 33 m² facing north, accessible via the back alley, and a parking space in the parking basement. The property is freehold, so you own the land outright. According to the agent, the home has roof insulation, double glazing, wall insulation and floor insulation, and it is heated by a central heating boiler.
Belcrum
Belcrum is a mixed neighbourhood where about 4,490 people live, and the average household size is 2.0. Residents of the district of Breda noord give their living environment an average score of 7.07, based on nine reviews. One resident says: "It can be cosy here but a lot of arguments/problems can arise." Another resident, who has lived here for 26 years, says: "I like living here, but there's no cosiness anymore." The reviews reflect a range of experiences, from appreciation for the location to concerns about safety and social cohesion. For a closer look at what this area is like, you can read more about the Belcrum neighbourhood.
Amenities and transport
For daily errands, Aldi and Jumbo are both just around the corner, and there is an Albert Heijn a ten-minute walk away. Kbs De Spoorzoeker primary school is a couple of streets away, and the Rudolf Steiner School is also within walking distance. The nearest GP is Huisartspraktijk Belcrum, a five-minute walk, and Apotheek Motké-Poels BV is just beyond that. Public transport is well served: the bus stop at Breda Centraal Station is just around the corner with many lines, and the train station Breda is also a short walk. The municipality of Breda offers a range of facilities, and this home is well placed to use them.
WOZ and address data
The WOZ value of this home is €447,000, based on the reference date of 1 January 2025. The asking price is 17% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 10%, from €405,000 to €447,000. As for the address, the area-level indications show that road traffic noise is above the norm at 62 dB, and railway noise is also above the norm at 56 dB. The foundation risk indication is low, with sandy soil. Pluvial flooding at heavy rain is elevated, while the current flood risk is low. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Zuyderleven Makelaars and other platforms.
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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 Stationslaan 21, Breda
How does the asking price compare to the WOZ value?
The asking price of €525,000 is 17% above the WOZ value of €447,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 10%, from €405,000 in 2020 to €447,000 in 2025. This comparison is a factual observation, and the difference does not imply any judgement about the price.
What is the layout of this home?
This is a corner house with five rooms, three bedrooms and one bathroom, spread over two floors. The living area is 94 m², and the volume is 396 m³. There is a rear garden of 33 m² facing north, accessible via the back alley, and a parking space in the parking basement. The property is freehold, so you own the land outright.
What is the energy label and what does it mean?
The home has an energy label A, which is an efficient label. According to the agent, the home has roof insulation, double glazing, wall insulation and floor insulation, and it is heated by a central heating boiler. The energy label reflects the official rating, and the insulation features are stated by the agent. No further conclusions about the condition of the home should be drawn from the label alone.
What are the noise levels around this address?
The area-level data indicates that road traffic noise is 62 dB, which is above the norm, and railway noise is 56 dB, also above the norm. Aircraft noise is 25 dB and industrial noise is 46 dB, both below the norm. These are indications at the area level, not measurements taken at this specific home. The data comes from public sources such as Atlas Leefomgeving.
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 an area-level indication based on public data, not an inspection of this specific home. The low risk suggests that foundation issues are less likely in this area, but it does not guarantee the condition of this particular property.
What are the flooding risks for this address?
The area-level data shows that pluvial flooding at heavy rain is elevated, meaning there is a higher chance of waterlogging during intense rainfall. The current flood risk from rivers or the sea is low, and the flood risk for 2050 is also low. Heat stress is currently low but is expected to become medium by 2050. These are indications at the area level, not specific to this home.
What supermarkets are nearby?
Aldi is just around the corner at 295 metres, and Jumbo is also close at 303 metres. There is an AH to go at 401 metres and a SPAR at 412 metres. A larger Albert Heijn is 682 metres away, which is about a ten-minute walk. With several options within a short distance, daily grocery shopping is convenient.
What schools are in the area?
Kbs De Spoorzoeker primary school is 407 metres away, and the Rudolf Steiner School is 632 metres away. There is also De Singel SO, a special education school, at 748 metres, and Kbs St. Joseph at 984 metres. For secondary education, Newmancollege is 1.1 km away. These distances make it easy to walk to school for younger children.
How is the public transport connection?
The bus stop at Breda Centraal Station is 387 metres away, with many bus lines serving the area. The train station Breda is 412 metres away, so you can easily reach other cities by train. There are also additional bus stops at Belcrumweg and Terheijdenseweg within walking distance. This makes the home well connected for commuting.
What is the neighbourhood like according to residents?
Residents of the district of Breda noord give their living environment an average score of 7.07, based on nine reviews. One resident says: "It can be cosy here but a lot of arguments/problems can arise." Another resident, who has lived here for 26 years, says: "I like living here, but there's no cosiness anymore." The reviews reflect mixed experiences, with some appreciating the location and others concerned about social issues.
