A modern end-of-terrace house in Heuvel
This 2023 end-of-terrace house on Hudsonstraat sits in Heuvel, a lively part of Breda. The last known asking price of €579,000 was 43% below the neighbourhood's average asking price of €1,020,938, which put it on the low side for the area. This home has not been online since 6 October 2026.
Inside the home
According to the agent, the house had five rooms, three bedrooms, one bathroom, and three floors, with a volume of 431 m³. The living area was listed as 102 m² by the agent, while the BAG registration records 112 m². Similarly, the plot was 121 m² per the agent, but 106 m² according to the BAG. The house is fully insulated, has underfloor heating throughout and a heat recovery system. There's a garden at the rear, accessible via the back alley, and a parking space. It's freehold ownership.
Life in Heuvel
Heuvel is a neighbourhood with about 7,900 residents, and it's a mix of ages and household types. Residents of the district give it an average score of 6.69 out of 10, 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 adds: "Beautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here." The neighbourhood has a quiet, spacious feel, though facilities like schools are a short cycle away. For more on the area, see the Heuvel neighbourhood.
Amenities and transport
For daily errands, Jumbo and Lidl are just around the corner, and Aldi is a ten-minute walk. Kbs De Parel primary school is a couple of streets away, and there are several secondary schools within walking distance. The GP practice Huisartsenpraktijk Hartje Heuvel is a five-minute walk, and BENU Apotheek Bredero is a ten-minute walk. Bus stop Kartinistraat is on your doorstep with line 4, and Dr. Struyckenplein is just around the corner with lines 4 and 374. The train station Breda is about 2.7 km away. For more on the wider area, see the municipality of Breda.
WOZ and address data
The WOZ value was €542,000 as of 1 January 2025, and the asking price was 7% above that. Over the past five years, the WOZ value has developed as recorded by the municipality. According to public address-level data, the noise from road traffic is 47 dB Lden and from rail traffic 32 dB Lden, both below the legal norm. The foundation risk indication is low, with sandy soil. For climate risks, pluvial flooding is elevated, while flood risk is low now and in 2050; heat stress is low now but medium in 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
When this home was still on the market, it was offered via multiple channels, including Steverink makelaars and Steverink makelaars on Funda.
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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 Hudsonstraat 28, Breda
How did the asking price compare to the WOZ value?
The asking price was €579,000, while the WOZ value was €542,000 as of 1 January 2025. That meant the asking price was 7% above the WOZ value. The WOZ value was the municipal valuation, not the current market value, so this comparison was just one indicator of the price level.
What is the layout of this house?
According to the agent, the house had five rooms, three bedrooms, one bathroom, and three floors. The living area was listed as 102 m² by the agent, while the BAG registration records 112 m². The plot was 121 m² per the agent, but 106 m² according to the BAG. There is a garden at the rear, accessible via the back alley, and a parking space.
What is the energy label and what does it mean?
The energy label is A+++, which is an efficient label. The agent stated the home was fully insulated and had underfloor heating throughout and a heat recovery system. This suggests the home is designed to be energy-efficient, though the label itself is a rating based on the building's characteristics.
What are the noise levels around this address?
According to public address-level data, the noise from road traffic is 47 dB Lden and from rail traffic 32 dB Lden, both below the legal norm. These are area-level indications, not measurements taken at the property itself. The data is from 2022 for road traffic and 2023 for rail traffic.
What is the foundation risk for this home?
The foundation risk indication is low, and the soil type is sand. This is based on public data at the address level, not an inspection of this specific home. It gives a general indication of the area, but a structural survey would be needed for a definitive assessment.
What are the climate risks for this location?
Public climate data indicates that pluvial flooding (from heavy rain) is elevated, while flood risk is low both now and in 2050. Heat stress is low currently but medium in 2050. These are area-level indications from the Klimaateffectatlas, not specific to this property.
Which supermarkets are nearby?
Jumbo and Lidl are both just around the corner, about 167 metres away. Aldi is about 965 metres away, a ten-minute walk. Albert Heijn and Ekoplaza are further, at about 1.25 km. So daily groceries are easily accessible on foot or by bike.
What schools are in the area?
There are several schools within walking distance. Kbs De Parel, a primary school, is about 617 metres away. For secondary education, Curio prinsentuin van cooth is about 559 metres away, and Brederocollege HAVO is about 475 metres. There are also special education schools nearby.
How is the public transport connection?
The bus stop Kartinistraat is on your doorstep, with line 4. Dr. Struyckenplein is just around the corner, with lines 4 and 374. The nearest train station is Breda, about 2.7 km away. This gives good options for getting around the city and further afield.
What is the neighbourhood like according to residents?
Residents of the district give it an average score of 6.69 out of 10, 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 says: "Beautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here."
How did the price compare to other homes in the neighbourhood?
The asking price of €579,000 was 43% below the neighbourhood's average asking price of €1,020,938. The median asking price in Heuvel was €449,000, so this home was above the median but well below the average, which was skewed by higher-priced properties.
