A calm spot by the water
Priemkruid 38 sits in Kroeten, a residential pocket in Breda noord-west where the streets are quiet and the view is open. The end-of-terrace house was built in 2005 and carries an A energy label, which is an efficient label. With an asking price of €450,000, the price is keen compared with the average asking price in the neighbourhood, which comes to €483,273. For context, end-of-terrace houses in Breda are listed across a range of prices.
Inside and out
The home spans three floors and holds five rooms, including four bedrooms and one bathroom. The living area is 131 m² according to the agent, while the BAG registration records 130 m²; the plot is 101 m² in both. There is a front garden of 44 m² and a sunny terrace facing the southwest, plus a roof terrace and a balcony. The property is fully owned and comes with district heating. According to the agent, the insulation covers the roof, walls and floor, with double glazing and HR glazing throughout.
Life in Kroeten
Residents of the district give Kroeten an average score of 8.31, based on eight reviews. One resident who has lived here for over 30 years says: "Friendly neighbours who have often known each other for years. Little turnover in the neighbourhood. Lots of greenery and nature." Another adds: "It is a nice, tidy neighbourhood with various amenities nearby." The area counts 2,220 inhabitants, and most homes are owner-occupied. For a closer look at what the Kroeten neighbourhood has to offer, the reviews paint a steady, settled picture.
Amenities and getting around
The daily essentials are close by. The pharmacy, Service Apotheek Kroeten, is just around the corner, and the nearest GP practice is a short drive away in Prinsenbeek. Lidl is a ten-minute walk, with Albert Heijn and Jumbo a couple of streets further. For school runs, Kbs De Driezwing is within a five-minute walk, and Graaf Engelbrecht for secondary education is similarly close. Bus line 3 stops at Paradijslaan, a five-minute walk away, and the train station Breda-Prinsenbeek is about 1.6 km from the house. All of this sits within the municipality of Breda.
WOZ value and address data
The WOZ value was set at €453,000 on 1 January 2025, and the asking price sits 1% below that figure. Between 2020 and 2025, the WOZ value rose by 54%, from €294,000 to €453,000. As for the area, the road traffic noise is measured at 49 dB Lden, which is above the norm, while railway noise at 37 dB Lden stays below it. The foundation risk indication is low, though the soil is peat, which is sensitive to settling; these are area-level indications, not an inspection of this specific home. Pluvial flooding risk is low, as is the current flood risk, with heat stress expected to be medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Van Liessum 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 Priemkruid 38, Breda
How does the asking price compare with the WOZ value?
The asking price of €450,000 is 1% below the WOZ value of €453,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the five years from 2020 to 2025, the WOZ value increased by 54%, from €294,000 to €453,000.
What is the layout of this end-of-terrace house?
The house has three floors with five rooms in total, including four bedrooms and one bathroom. The living area is 131 m² according to the agent, while the BAG registration records 130 m². The plot measures 101 m². There is a front garden of 44 m², a sunny terrace facing southwest, a roof terrace and a balcony.
What does the energy label A mean for this home?
The energy label A is an efficient label. According to the agent, the home has roof, wall and floor insulation, with double glazing and HR glazing throughout. Heating is provided by district heating. The label itself does not say anything about the condition of the construction, but it does indicate relatively low expected energy costs.
What is the foundation risk in this area?
The foundation risk indication for this address is low, according to public risk data. The soil consists of peat, which is sensitive to settling. This is an area-level indication based on open data, not an inspection of this specific home. No conclusions about the condition of this particular property can be drawn from it.
Which schools are closest to Priemkruid 38?
Kbs De Driezwing, a primary school, is about 376 metres away, which is a five-minute walk. Graaf Engelbrecht for mavo/havo/vwo is roughly 425 metres away. PCBS De Rietvink is about 591 metres away, and Nutsbasisschool Burgst is at 762 metres. These are the nearest schools within a short distance of the home.
How is the public transport connection from this address?
Bus line 3 stops at Breda, Paradijslaan, about 395 metres away, and also at Breda, Muizenberglaan and Breda, Overkroetenlaan, both within roughly 500 metres. The nearest train station is Breda-Prinsenbeek, at about 1.6 km. The bus line numbers are as stated, but no travel times or destinations are given.
What do residents say about living in Kroeten?
Residents of the district give Kroeten an average score of 8.31, based on eight reviews. One resident who has lived here for over 30 years mentions friendly neighbours and little turnover, with lots of greenery and nature. Another says it is a nice, tidy neighbourhood with various amenities nearby. These reviews describe the district as a whole, not just this specific street.
What is the average asking price in Kroeten?
In Kroeten, the average asking price for homes currently for sale is €483,273, with a median of €489,000. The range runs from €435,000 to €550,000. The average price per square metre is €3,825. This home is listed at €450,000, which is below the neighbourhood average.
