Vlaszak 23
City, Breda
AreaA city apartment on Vlaszak
This apartment on Vlaszak sits in the middle of Breda's City neighbourhood, a spot where the city's pulse is always close by. Built in 1989, it offers a living area of 99 square metres according to the BAG registration. The asking price of €459,000 is 67% below the average asking price of €1,411,903 for homes in this neighbourhood, which puts it on the low side compared with the local market. For context, apartments in Breda are part of a varied market.
The home itself
The listing does not provide details on the layout, number of rooms, or any outdoor space. What is known is that the apartment was built in 1989 and carries an energy label A, which is an efficient label. The asking price works out at €4,636 per square metre based on the BAG living area.
The City neighbourhood
This is a dense, urban part of Breda, with over 4,300 addresses per square kilometre and a very strongly urban character. Residents of the district of Breda centrum give their surroundings an average score of 7.06, based on seven reviews. One resident says: "Beautiful neighbourhood, good experiences." Another is less positive: "Lots of drug addicts and homeless people hanging around here." A third mentions noise at night and a lack of bicycle parking. The neighbourhood has a high number of single-person households, and the crime figure for the area is 1,096 incidents. The City neighbourhood is clearly a lively place to live.
Amenities and transport
Daily life is well served here. A SPAR supermarket is on your doorstep, and an Albert Heijn is just around the corner. For primary education, Kbs St. Joseph is a ten-minute walk away, while Stedelijk Gymnasium Breda is also within walking distance. The nearest GP, Huisartsenpraktijk Majdandzic, is a couple of streets away, and the pharmacy Apotheek Motké-Poels BV is a ten-minute walk. The bus stop Breda, Vlaszak is on your doorstep with lines 2,3,4,5,9,170,171,176,370,371,372,373,374,375 and 502, and Breda train station is a ten-minute walk. The municipality of Breda offers all this and more.
WOZ and address data
The WOZ value of the home is €412,000, with a reference date of 1 January 2025. The asking price is 11% above this WOZ value. According to the precomputed data, the WOZ value has developed over the past five years, though the exact figures are not provided here. As for address risks, these are area-level indications, not an inspection of this specific home. The noise level from road traffic is 64 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is low, with a sandy soil type. For climate, pluvial flooding at heavy rain is indicated as medium, while flood risk is low both now and in 2050. Heat stress is indicated as medium for both the current situation and 2050.
Source
At the time of writing, the home is offered only via Van der Sande Makelaars.
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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 Vlaszak 23, Breda
How does the asking price compare with the WOZ value?
The asking price of €459,000 is 11% above the WOZ value of €412,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The comparison is a factual figure, and the difference is simply part of the pricing picture for this apartment.
What is the energy label and what does it mean for costs?
The apartment has energy label A, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The label is a rating of the home's energy performance, and it does not say anything about the structural condition of the building.
What is the WOZ value of this apartment?
The WOZ value is €412,000, with a reference date of 1 January 2025. This is the official municipal valuation, which is used for property tax purposes. The asking price is 11% above this value, which is a precomputed comparison. The WOZ value is not the same as the market value, which can be higher or lower depending on market conditions.
What are the noise levels around this address?
According to area-level data, the noise from road traffic is 64 dB Lden, which is above the Dutch noise standard. Railway noise is 34 dB Lden and aircraft noise is 25 dB Lden, both below their respective standards. These are indications for the area, not measurements taken at the home itself.
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 the specific home. It gives a general sense of the ground conditions in the vicinity, but it does not replace a structural survey.
What is the flood risk for this location?
The flood risk from rivers or the sea is low, both currently and in 2050. However, the risk of pluvial flooding, which happens when heavy rain overwhelms drainage, is indicated as medium. These are area-level indications from climate impact data, not a guarantee for the individual property.
Which supermarkets are near this apartment?
A SPAR supermarket is just 122 metres away, so it is on your doorstep. An Albert Heijn is 312 metres away, which is just around the corner. A Coop is 536 metres away, and there are two more supermarkets within about 550 metres. This makes daily grocery shopping very convenient.
Which schools are within walking distance?
Stedelijk Gymnasium Breda, a secondary school, is 646 metres away, which is a ten-minute walk. Kbs St. Joseph, a primary school, is 730 metres away, also about a ten-minute walk. There are also other schools nearby, including Onze Lieve Vrouwelyceum at 852 metres.
What public transport options are available?
The bus stop Breda, Vlaszak is just 45 metres away, with many bus lines including 2,3,4,5,9,170,171,176,370,371,372,373,374,375 and 502. Breda train station is 653 metres away, which is a ten-minute walk. This gives good access to both local and national transport.
What is the neighbourhood like according to residents?
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 mentions "lots of drug addicts and homeless people hanging around here." A third notes noise at night and a lack of bicycle parking. These are district-level opinions, not specific to this street.
How many homes are for sale in the neighbourhood?
In the City neighbourhood, there are currently 19 homes for sale. The average asking price is €1,411,903, while the median is €617,500. The asking price for this apartment is €459,000, which is 67% below the neighbourhood average. This gives a sense of the price range in the area.
