A ground-floor apartment in Heuvel
This ground-floor apartment on Verbeetenstraat 25 sits in the Heuvel neighbourhood of Breda, a part of the Breda west district. Built in 2012, the home has an energy label A, which is an efficient label. The asking price is €269,000, which is 41% below the average asking price of €453,161 for homes in this neighbourhood, and it is the cheapest of the 31 homes currently for sale here. For context, apartments in Breda vary widely in price.
The home itself
The apartment is a benedenwoning, meaning it sits on the ground floor, with one room, one bedroom, and one bathroom. The living area is 51 m² according to the agent's listing, while the BAG registration records 159 m²; both figures are stated here without further comment. The home has a back garden and a parking space, and it is situated on a quiet road in a residential area. The property is fully owned, and the agent notes it has HR glazing and full insulation, partial underfloor heating, and a heat pump.
Life in Heuvel
Heuvel is a neighbourhood where residents of the district give an average score of 6.69, based on ten reviews. One resident says: "Safety is good. Hygiene is good, slightly less in some places because there is a McDonald's where some people don't clean up their rubbish." Another resident notes: "Beautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here." The district has about 8,100 residents, and the reviews reflect a mix of experiences. For more on the area, see the Heuvel neighbourhood.
Amenities and transport
Daily errands are easy from here. The Jumbo and Lidl supermarkets are just around the corner, and the Ekoplaza is a ten-minute walk away. The nearest GP, Huisartsenpraktijk Hartje Heuvel, is on your doorstep, and the BENU Apotheek Bredero is a ten-minute walk. For schools, Curio prinsentuin van cooth is a couple of streets away, and Kbs De Weerijs is a ten-minute walk. Bus stops at Vincent van Goghstraat and Dr. Struyckenplein are just around the corner, with lines 370, 371, 373, 380, and 4. The train station in Breda is about 2.3 km away. For more on the wider area, see the municipality of Breda.
WOZ value and address data
The WOZ value of this home is €597,000, with a reference date of 1 January 2025. The asking price is 55% below the WOZ value, and between 2020 and 2025 the WOZ value rose by 76%, from €339,000 to €597,000. As for address-level risks, the road traffic noise is 57 dB Lden, which is above the noise standard, while railway noise is 32 dB Lden, below the standard. The foundation risk indication is low, with sandy soil, and pluvial flooding at heavy rain is medium, while flood risk is low 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 GB Makelaars and GB Makelaars on Funda.
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Features
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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 Verbeetenstraat 25, Breda
How does the asking price compare with the WOZ value?
The asking price of €269,000 is 55% below the WOZ value of €597,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also 41% below the average asking price of €453,161 for homes in this neighbourhood, and it is the cheapest of the 31 homes currently for sale here.
What is the layout of this apartment?
This is a ground-floor apartment, a benedenwoning, with one room, one bedroom, and one bathroom. The agent lists the living area as 51 m², while the BAG registration records 159 m². The home has a back garden and a parking space. It is situated on a quiet road in a residential area.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. The agent also notes that the home has HR glazing and full insulation, partial underfloor heating, and a heat pump. These features are stated by the agent, and the label itself is a fact from the listing.
What is the foundation risk for this address?
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 home. The risk level is given as low, which means no elevated concern is indicated at this level.
What are the noise levels around this home?
The road traffic noise at this address is 57 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 32 dB Lden, which is below the standard, based on 2023 data. These are area-level indications, not measurements taken at the property itself.
What supermarkets are nearby?
The Jumbo and Lidl supermarkets are both about 360 metres away, just around the corner. The Ekoplaza is about 850 metres away, a ten-minute walk. There are also other supermarkets within a short distance, including another Jumbo and an Aldi, so daily groceries are easily accessible.
What schools are in the area?
Curio prinsentuin van cooth, a secondary school, is about 280 metres away, a couple of streets away. Kbs De Weerijs, a primary school, is about 680 metres away, a ten-minute walk. There are also other schools within a short distance, including Brederocollege HAVO and Het Brederocollege VMBO.
How is public transport from this home?
Bus stops are just around the corner: Vincent van Goghstraat is about 350 metres away with lines 370, 371, 373, and 380, and Dr. Struyckenplein is about 365 metres away with lines 4 and 374. The nearest train station is Breda, about 2.3 km away.
What do residents say about the district?
Residents of the district give an average score of 6.69, based on ten reviews. One resident says: "Safety is good. Hygiene is good, slightly less in some places because there is a McDonald's." Another says: "Beautiful, we help each other with a joint barbecue and a neighbourhood chat." These reviews describe the district, not specifically this neighbourhood.
Why is the living area different in the BAG registration?
The BAG registration records a living area of 159 m², while the agent's listing states 51 m². Both figures are given here without further comment, as the difference is not explained in the listing. The price per m² is based on the agent's figure of 51 m².
