A modern apartment near Breda station
This apartment on Stationslaan 53 sits in Belcrum, a neighbourhood in Breda noord. The home was built in 2016 and is offered for €495,000. The listing does not state the energy label, so that information is missing. According to the agent, the living area is 96 m², while the BAG registration lists 95 m². The asking price is 10% above the WOZ value. For context, apartments in Breda are listed at an average of €4,859 per m².
Inside the home
The apartment has four rooms, including three bedrooms and one bathroom. The agent does not mention any garden, balcony, or garage, so the outdoor space is not specified. The home was built in 2016, which is relatively recent, but the listing gives no details on insulation or heating installations. The floor area difference between the BAG registration and the agent's listing is noted, but no further explanation is given.
Life in Belcrum
Belcrum is a mixed neighbourhood with about 4,490 residents, and a large share of homes were built after 2010. Residents of the district give it 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 notes: "Lots of older people live here but I live nicely opposite the shopping centre." The reviews reflect a range of experiences, from concerns about safety to appreciation for the location. The neighbourhood has a mix of housing, with 53% owner-occupied homes. For more, see the Belcrum neighbourhood.
Amenities and transport
Daily errands are easy from here. The nearest supermarket, AH to go, is just around the corner, with SPAR, Aldi, and Jumbo all within a five-minute walk. Kbs De Spoorzoeker primary school is a couple of streets away, and the Rudolf Steiner School is a five-minute walk. The GP practice Huisartspraktijk Belcrum is a five-minute walk, and Apotheek Motké-Poels BV is a ten-minute walk. For public transport, Breda Centraal Station bus stop is on your doorstep, with lines 1, 2, 3, 4, 5, 8, 9, and many more. The train station Breda is also just around the corner. The municipality of Breda offers further amenities within easy reach, as described on the municipality of Breda.
WOZ and address data
The WOZ value is €449,000, based on the reference date 2025-01-01. The asking price is 10% above this value. Between 2020 and 2025, the WOZ value rose by 31%, from €342,000 to €449,000. As for address-level risks, the noise from road traffic is 60 dB Lden, above the norm, and rail noise is 57 dB Lden, also above the norm. The foundation risk indication is low, with sandy soil. For climate, pluvial flooding at heavy rain is elevated, while flood risk is low now and in 2050. Heat stress is medium now and in 2050. 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 TQ Makelaars Oosterhout, TQ Makelaars Oosterhout on Vastgoed Nederland, and TQ Makelaars Breda-Ulvenhout on Pararius.
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Features
Details of this home
Transfer
Price
Areas and volume
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 Stationslaan 53, Breda
How does the asking price compare to the WOZ value?
The asking price of €495,000 is 10% above the WOZ value of €449,000, which was set on 2025-01-01. The WOZ value is the municipal valuation, not the current market value. The price per m², based on the agent's living area of 96 m², is €5,156. For comparison, the average asking price per m² for homes currently for sale in Belcrum is €4,859.
What is the layout of this apartment?
According to the agent, the apartment has four rooms in total, including three bedrooms and one bathroom. The living area is listed as 96 m² by the agent, while the BAG registration states 95 m². The home was built in 2016. The listing does not mention any garden, balcony, or garage, so outdoor space is not specified. No details on insulation or heating installations are provided.
What is the WOZ value and how has it developed?
The WOZ value is €449,000, with a reference date of 2025-01-01. Over the five years from 2020 to 2025, the WOZ value increased by 31%, from €342,000 to €449,000. The asking price of €495,000 is 10% above this WOZ value. The WOZ value is determined by the municipality and is not the same as the market value.
What are the noise levels around this address?
At this address, the noise from road traffic is 60 dB Lden, which is above the norm, based on 2022 data. Rail noise is 57 dB Lden, also above the norm, from 2023. Aircraft noise is 25 dB Lden, not above the norm, and industrial noise is 47 dB Lden, also not above the norm. These are area-level indications from public data, not measurements of this specific home.
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, but it does not guarantee the condition of this particular property.
What are the climate risks for this location?
For climate risks, pluvial flooding at heavy rain is elevated, while flood risk from rivers or the sea is low now and in 2050. Heat stress is medium now and in 2050. These are area-level indications from the Klimaateffectatlas, not specific to this home. They give a general picture of how the area may be affected by climate-related events.
Which supermarkets are nearby?
The nearest supermarket is AH to go, at 319 metres, which is just around the corner. SPAR is at 357 metres, Aldi at 362 metres, and Jumbo at 381 metres, all within a five-minute walk. Albert Heijn is at 703 metres, about a ten-minute walk. With 42 supermarkets within 5 km, there are plenty of options for daily groceries.
What schools are close to this apartment?
The nearest primary school is Kbs De Spoorzoeker, at 350 metres, which is a couple of streets away. The Rudolf Steiner School is at 565 metres, about a five-minute walk. For secondary education, Newmancollege is at 1,045 metres, roughly a ten-minute walk. There are also special education options nearby, such as De Singel SO at 794 metres.
How is the public transport from this location?
The nearest bus stop is Breda, Centraal Station, at 306 metres, which is on your doorstep. It serves many lines, including 1, 2, 3, 4, 5, 8, 9, 170, 171, 172, 173, 176, 370, 371, 372, 373, 374, 375, 500, and 502. The train station Breda is at 339 metres, also just around the corner. Other stops like Breda, Belcrumweg and Breda, Terheijdenseweg are within a five-minute walk.
What is the neighbourhood like according to residents?
Residents of the district give it 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 notes: "Lots of older people live here but I live nicely opposite the shopping centre." The reviews reflect mixed experiences, with some mentioning safety concerns and others appreciating the location. These reviews describe the wider district, not just this specific neighbourhood.
