A quiet spot in Kroeten
Waterviolier 108 is an end-of-terrace house in Kroeten, a residential area in the north-west of Breda. The home was built in 2001 and has an energy label A, which is an efficient label. With a living area of 109 square metres and a plot of 151 square metres, it is a compact family home. The asking price is €450,000. For context, end-of-terrace houses in Breda are listed at an average of €497,125 in this area.
The home itself
The house has four rooms, including three bedrooms and one bathroom, spread over three floors. The total volume is 375 cubic metres. The garden faces north-east. According to the agent, the home has double glazing, though the description notes it is partially double glazed. Heating is provided by district heating, so there is no boiler to maintain. The property is listed as a single-family home.
Life in Kroeten
Kroeten is a neighbourhood where residents tend to stay for years. One resident, who has lived here for over three decades, 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." Across the district of Breda noord-west, residents give an average score of 8.31 out of 10, based on eight reviews. The neighbourhood has about 2,220 inhabitants, and most homes are owner-occupied. For more on the area, see the Kroeten neighbourhood.
Amenities and transport
Daily errands are easy from here. The pharmacy, Service Apotheek Kroeten, is just around the corner. A primary school, Kbs De Driezwing, is a couple of streets away, and the secondary school Graaf Engelbrecht voor mavo/havo/vwo is a five-minute walk. For groceries, Lidl is a ten-minute walk, with Albert Heijn and Jumbo a bit further. Bus line 3 stops at Breda, Paradijslaan, a couple of streets away. The nearest GP is Huisartsenpraktijk Prinsenbeek, about 2.7 kilometres away, and the train station Breda-Prinsenbeek is 1.6 kilometres from the home. The municipality of Breda offers a range of services and facilities nearby, as described on the municipality of Breda.
WOZ and address data
The WOZ value of the home is €436,000, based on the reference date 1 January 2025. The asking price is 3% above this value. Between 2020 and 2025, the WOZ value rose by 51%, from €288,000 to €436,000. As for the area, the noise level from road traffic is 49 dB Lden, which is above the noise standard, while railway noise is 36 dB Lden, below the standard. 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, and flood risk is medium, both now and in 2050.
Source
At the time of writing, the home is offered via multiple channels, including Loever and Loever BV.
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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 Waterviolier 108, Breda
How does the asking price compare to the WOZ value?
The asking price of €450,000 is 3% above the WOZ value of €436,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre, based on the agent's listing, is €4,128. This is above the neighbourhood average of €3,762 per square metre for homes currently for sale.
What is the layout of this end-of-terrace house?
The home has four rooms in total, including three bedrooms and one bathroom, spread over three floors. The living area is 109 square metres, and the plot is 151 square metres. The garden faces north-east. The total volume of the house is 375 cubic metres. It is described as a single-family home.
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 to less efficient labels. The home has double glazing, though the agent notes it is partially double glazed. Heating is provided by district heating, which is a common system in this area.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to public risk data. However, the soil type is peat, which is sensitive to settling. This is an area-level indication, not an inspection of this specific home. The data comes from sources like Atlas Leefomgeving and KCAF, and it does not replace a structural survey.
What are the noise levels around this address?
The noise level from road traffic is 49 dB Lden, which is above the Dutch noise standard. Railway noise is 36 dB Lden, which is below the standard. These figures are based on 2022 and 2023 data and are area-level indications. They do not reflect the exact sound experience inside the home.
Which supermarkets are nearby?
The nearest supermarket is Lidl, about 800 metres away, which is a ten-minute walk. Albert Heijn is about 1 kilometre away, and Jumbo is about 1.1 kilometres away. There are also other supermarkets within a few kilometres, so daily groceries are within easy reach.
What schools are close to this home?
The nearest primary school is Kbs De Driezwing, about 300 metres away, which is a couple of streets from the home. Another primary school, PCBS De Rietvink, is about 550 metres away. For secondary education, Graaf Engelbrecht voor mavo/havo/vwo is about 390 metres away, a five-minute walk.
How is the public transport connection?
Bus line 3 stops at Breda, Paradijslaan, about 350 metres away, and also at Breda, Overkroetenlaan and Breda, Regenwulp, both within 500 metres. The nearest train station is Breda-Prinsenbeek, about 1.6 kilometres away. This gives options for both local and regional travel.
What do residents say about living in Kroeten?
Residents of the district of Breda noord-west give 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 notes: "Friendly neighbours who have often known each other for years. Little turnover in the neighbourhood."
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home increased by 51%, from €288,000 to €436,000. The value rose steadily each year, with the largest jump between 2024 and 2025, from €386,000 to €436,000. This reflects the general trend in the area, though past increases do not guarantee future ones.
