A modern apartment in Ypelaar
This apartment on the Zorgvlietstraat sits in Ypelaar, a neighbourhood in the south-east of Breda. Built in 2018, it is part of a recent development in an area where most homes date from earlier decades. The asking price of €550,000 is on the high side compared with the average asking price in the neighbourhood, which comes to €489,710. For context, the average asking price per square metre in Ypelaar is €4,412, while this home is listed at €5,914 per square metre. If you are looking at apartments in Breda, this one stands out for its modern build and open setting.
Inside the home
According to the agent, the apartment has three rooms, two bedrooms and one bathroom, all on a single floor. The living area is 93 square metres, matching the BAG registration. There is a roof terrace and a parking space, and the property is in full ownership. The home has HR glazing and is fully insulated, with a central heating boiler and underfloor heating throughout. The monthly homeowners' association fee is €158. The agent describes the setting as in a residential area, with an open position and free views.
Life in Ypelaar
Residents of the district of Breda zuid-oost give their living environment an average score of 8.65, based on eight reviews. One resident says: "I haven't been living here very long, about six months I think, but I immediately felt at home. The Mastbos is literally around the corner for a lovely walk, as is the Ginniken square for nice restaurants and cafés." Another resident, who has lived here for twelve years, notes that the neighbourhood has changed, with more young people moving in. The area has two large parks and enough grass squares, and a large but safe street with good connections to motorways. About a third of the 5,895 residents are 65 or older, and 44% of households are single-person. For more on the area, see the Ypelaar neighbourhood.
Amenities and transport
Daily errands are easy from here. The Jumbo supermarket is just around the corner, and the Albert Heijn is a couple of streets away. For primary education, Kbs De Burchtgaarde is a five-minute walk, and there are secondary schools within a ten-minute walk. The nearest GP, Huisartsenpraktijk Wilms, is just around the corner, and the pharmacy Medsen Apotheek Woltermann is a couple of streets away. The bus stop Breda, Zorgvlietstraat is on your doorstep, with line 3, and other stops with lines 3 and 171 are a couple of streets away. The nearest train station, Breda, is about three kilometres from the home. For a broader view of the area, see the municipality of Breda.
WOZ value and address data
The WOZ value of the home is €500,000, based on the reference date 1 January 2025. The asking price is 10% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 39%, from €361,000 to €500,000. As for the address, the noise level from road traffic is 56 dB Lden, which is above the noise standard, while rail and air traffic noise are below the standard. The foundation risk indication is low, with sandy soil. For climate, the indication for pluvial flooding at heavy rain is medium, while the current flood risk is low, and heat stress is currently low but medium by 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 DietvorstBorman 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 Zorgvlietstraat 1C5, Breda
How does the asking price compare with the WOZ value?
The asking price of €550,000 is 10% above the WOZ value of €500,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price per square metre, based on the agent's listing, is €5,914, while the average asking price per square metre in the neighbourhood is €4,412.
What is the layout of this apartment?
According to the agent, the apartment has three rooms, two bedrooms and one bathroom, all on one floor. The living area is 93 square metres, which matches the BAG registration. There is a roof terrace and a parking space. The property is in full ownership, and the monthly homeowners' association fee is €158.
What is the energy label and what does it mean for costs?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The agent also states that the home has HR glazing and is fully insulated, with a central heating boiler and underfloor heating throughout. These features are separate from the label itself.
What is the foundation risk for this address?
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 risk of pluvial flooding at heavy rain is medium, while the current flood risk is low. These are indications for the area around the address.
What supermarkets are nearby?
The nearest supermarket is a Jumbo, about 234 metres away, which is just around the corner. An Albert Heijn is about 365 metres away, a couple of streets from the home. A Lidl is about 1.3 kilometres away, and there are other supermarkets within a short distance. In total, there are 38 supermarkets within five kilometres.
How is the public transport in this area?
The bus stop Breda, Zorgvlietstraat is on your doorstep, with line 3. Other stops, Breda, Loevesteinstraat and Breda, Groot IJpelaardreef, are about 330 and 350 metres away, with lines 171 and 3 respectively. The nearest train station is Breda, about 3 kilometres from the home.
What do residents say about living in this district?
Residents of the district of Breda zuid-oost give their living environment an average score of 8.65, based on eight reviews. One resident says: "I haven't been living here very long, about six months I think, but I immediately felt at home. The Mastbos is literally around the corner for a lovely walk, as is the Ginniken square for nice restaurants and cafés." Another notes the neighbourhood has changed, with more young people moving in.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 39%, from €361,000 to €500,000. The reference date for the current WOZ value is 1 January 2025. This development is based on municipal data and reflects the general trend in the area, not a prediction for the future.
