A spacious end-of-terrace home in Overkroeten
Tucked away in the Overkroeten neighbourhood, this end-of-terrace house from 1992 offers a calm setting within a residential area. The asking price is €475,000. For context, the average asking price for homes currently for sale in Overkroeten is €561,350, while the median is €477,000. This home is one of the [end-of-terrace houses in Breda] currently on the market.
The home itself
Inside, the house spans three floors and offers six rooms, including five bedrooms and one bathroom. The living area is 112 m² according to the BAG registration, while the agent lists it as 110 m²; the plot is 260 m² in both sources. The agent describes the home as fully insulated, with a central heating boiler, a wood stove and partial underfloor heating. There is a garden at the rear of 113 m² facing southwest, accessible via the back alley, plus a front garden and a detached brick garage. The property is freehold.
Overkroeten, a settled neighbourhood
Residents of the wider district, which includes Overkroeten, give their living environment an average score of 8.31 out of 10, based on eight reviews. One resident says: "I have lived in Kroeten my whole life, and have always lived positively here. It is a nice, tidy neighbourhood with various amenities nearby." Another adds: "Have been living here for quite a while and always had good experiences, very happy!" A third resident, who has lived there for over 30 years, mentions "friendly neighbours who have often known each other for years" and "lots of greenery and nature." The neighbourhood itself has around 3,050 inhabitants, and most homes were built between 1990 and 2010. This gives a sense of [the Overkroeten neighbourhood] as a place where people tend to stay.
Amenities and transport
Daily errands are easy from here. The nearest supermarket, an Albert Heijn, is just around the corner, and a Jumbo is a couple of streets away. For primary education, Kbs Kievitsloop is a five-minute walk, and Openbare Basisschool De Wildert is a ten-minute walk. The nearest GP is Huisartsenpraktijk Onder de Torens in Terheijden, about 1.8 km away, while Apotheek de Waag Breda is a ten-minute walk. Bus stop Breda, Zeggeveen is on your doorstep, served by line 3, and Breda, Heksenwiellaan, with lines 3 and 4, is a couple of streets away. The nearest train station, Breda-Prinsenbeek, is about 2.8 km from the home, within [the municipality of Breda].
WOZ value and address data
The WOZ value of the home is €459,000 as of 1 January 2025, and the asking price is 3% above this value. Between 2020 and 2025, the WOZ value rose by 57%, from €293,000 to €459,000. As for the area, the noise level from road traffic is 46 dB Lden, which does not exceed the norm, and from rail traffic it is 30 dB Lden, also within the norm. The foundation risk indication for the area 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 the heat stress indication is low, rising to medium by 2050. These are area-level indications based on public data, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including through Zagers makelaars-taxateurs o.z. and 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 't Zand 51, Breda
How does the asking price compare with the WOZ value?
The asking price of €475,000 is 3% above the WOZ value of €459,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The average asking price for homes currently for sale in Overkroeten is €561,350, while the median is €477,000.
What is the layout of this end-of-terrace house?
The home has three floors and contains six rooms in total, including five bedrooms and one bathroom. The living area is 112 m² according to the BAG registration, while the agent lists it as 110 m². The plot measures 260 m². There is a rear garden of 113 m² facing southwest, accessible via the back alley, plus a front garden and a detached brick garage.
What is the energy label and what does it mean for costs?
The home 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 agent also describes the home as fully insulated, with a central heating boiler, a wood stove and partial underfloor heating. The energy label is based on the official registration and does not reflect the condition of the home itself.
What is the foundation risk for this address?
The foundation risk indication for the area 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 level gives a general sense of the likelihood of foundation issues in the vicinity, but it does not guarantee the condition of this particular property.
What are the nearest supermarkets and schools?
The nearest supermarket is an Albert Heijn, about 640 metres away, and a Jumbo is about 710 metres away. For primary education, Kbs Kievitsloop is about 300 metres away, and Openbare Basisschool De Wildert is about 590 metres away. The nearest secondary school, Graaf Engelbrecht for mavo/havo/vwo, is about 1.5 km away.
How is the public transport in this area?
The nearest bus stop is Breda, Zeggeveen, about 116 metres away, served by line 3. Another stop, Breda, Heksenwiellaan, is about 598 metres away and is served by lines 3 and 4. The nearest train station is Breda-Prinsenbeek, about 2.8 km away. No travel times or destinations are stated in the listing.
What do residents say about living in this district?
Residents of the wider district, which includes Overkroeten, give their living environment an average score of 8.31 out of 10, based on eight reviews. One resident says: "I have lived in Kroeten my whole life, and have always lived positively here. It is a nice, tidy neighbourhood with various amenities nearby." Another mentions "friendly neighbours who have often known each other for years" and "lots of greenery and nature."
What is the noise situation at this address?
The noise level from road traffic is 46 dB Lden, which does not exceed the noise norm, and from rail traffic it is 30 dB Lden, also within the norm. These figures are based on public data for the area and are not measurements taken at the property itself. The levels indicate that the home is not exposed to excessive noise from these sources.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 57%, from €293,000 to €459,000. The value increased each year, with the largest jump between 2021 and 2022, from €329,000 to €383,000. The most recent value, as of 1 January 2025, is €459,000. This development reflects the general trend in the area, not a prediction for the future.
