A quiet corner of Breda noord-west
Donkslagen 26 sits in Overkroeten, a residential pocket of Breda noord-west where the streets are lined with homes from the early nineties. The area feels settled, with families and long-time residents, and the greenery that residents mention in their reviews is never far away. This end-of-terrace house, built in 1993, is listed at €640,000, which is on the high side compared with the average asking price in the neighbourhood. For context, end-of-terrace houses in Breda typically go for less, so this one sits above the local norm.
The house itself
The agent describes this as a five-room end-of-terrace house, with a living area of 129 m² according to the listing, while the BAG registration records 130 m². The plot is 410 m² in both sources. The energy label is B, which is an efficient label, so heating costs should be manageable. The home dates from 1993, a fact that says nothing about its condition but places it among the newer builds in the neighbourhood, where all homes were constructed between 1990 and 2010.
Overkroeten, a neighbourhood with roots
Residents of the district give it an average score of 8.31, based on eight reviews. One resident, who has lived in Kroeten all their life, calls it "a nice, tidy neighbourhood with various amenities nearby." Another, with over 30 years here, mentions "friendly neighbours who have often known each other for years" and "lots of greenery and nature." The reviews speak of little turnover and a strong sense of community. The neighbourhood itself has around 3,050 residents, and most homes are owner-occupied. The Overkroeten neighbourhood clearly has a stable, established feel.
Daily life and getting around
Groceries are a couple of streets away, with an Albert Heijn and a Jumbo. For primary education, Kbs De Driezwing is just around the corner, and Openbare Basisschool De Wildert is a short walk. The nearest pharmacy, Service Apotheek Kroeten, is on your doorstep, while the nearest GP is further out in Terheijden. Bus line 3 stops at Overkroetenlaan, just around the corner, and the train station Breda-Prinsenbeek is about 2 kilometres away. The municipality of Breda offers all this within easy reach.
WOZ and address data
The WOZ value is not stated in the available data, so no comparison with the asking price is possible here. The address-level risk data, based on public sources like the Atlas Leefomgeving and the Klimaateffectatlas, gives area-level indications rather than an inspection of this specific home. The foundation risk indication is low, with sandy soil. Noise from road traffic is measured at 48 dB Lden and from rail traffic at 32 dB Lden, both below the relevant standards. For climate, pluvial flooding and current flood risk are low, while heat stress is currently low but is indicated as medium for 2050.
Source
At the time of writing, the home is offered only via Schonck, Schul & Compagnie Makelaardij.
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Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
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 Donkslagen 26, Breda
How does the asking price compare with other homes in Overkroeten?
The asking price of €640,000 is on the high side compared with the average asking price in the neighbourhood, which is €589,864. The median asking price is €479,000, and prices range from €447,500 to €875,000. The price per square metre here is €4,961, based on the agent's listed living area, which is higher than the neighbourhood average of €4,194 per m².
What is the layout of this end-of-terrace house?
According to the agent, this is a five-room end-of-terrace house. The living area is listed as 129 m², while the BAG registration records 130 m². The plot is 410 m² in both sources.
What is the energy label and what does it mean for costs?
The energy label is B, which is an efficient label. This means the home is relatively energy-efficient, so heating and electricity costs are likely to be lower than with a less efficient label. The label does not say anything about the condition of the building itself, only about its energy performance.
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. It suggests that foundation issues are unlikely, but it does not guarantee the condition of the property itself.
How noisy is it at this address?
The address-level noise data shows road traffic noise at 48 dB Lden and rail traffic noise at 32 dB Lden, both measured in 2022 and 2023 respectively. Both values are below the relevant noise standards, so the home is not exposed to excessive noise from these sources.
What are the flood and heat risks for this home?
The climate risk data for this address indicates a low risk of pluvial flooding and a low current flood risk, which remains low for 2050. Heat stress is currently low but is indicated as medium for 2050. These are area-level indications based on climate models, not a property-specific assessment.
Which supermarkets are nearby?
The nearest supermarket is an Albert Heijn at 505 metres, followed by a Jumbo at 640 metres. A Lidl is at 1,286 metres, and another Jumbo at 1,798 metres. Within five kilometres there are 29 supermarkets in total, so daily groceries are easily within reach.
What schools are close to this home?
There are several primary schools within walking distance. Kbs De Driezwing is at 224 metres, Openbare Basisschool De Wildert at 246 metres, and Kbs Kievitsloop at 462 metres. For secondary education, Graaf Engelbrecht for mavo/havo/vwo is at 738 metres. In total, 33 schools are within five kilometres.
How is the public transport connection?
The nearest bus stop is Breda, Overkroetenlaan, at 139 metres, served by bus line 3. Two other stops on the same line are at 281 and 374 metres. The nearest train station is Breda-Prinsenbeek, at about 2 kilometres, which offers rail connections from the area.
What do residents say about living in this district?
Residents of the district give it an average score of 8.31, based on eight reviews. One resident, who has lived in Kroeten their whole life, describes it as "a nice, tidy neighbourhood with various amenities nearby." Another, with over 30 years here, mentions "friendly neighbours who have often known each other for years" and "lots of greenery and nature."
