A quiet spot in Biesdonk
This end-of-terrace house on Westmallestraat 38 sits on a quiet road in a residential area of Biesdonk, a neighbourhood in the north of Breda. The home was built in 1965 and offers 105 square metres of living space according to the agent, with a plot of 161 square metres. The asking price of €345,000 is in line with the market, based on the average asking price in the neighbourhood. For context, end-of-terrace houses in Breda are listed at various price points.
The home itself
This end-of-terrace house has five rooms, including four bedrooms and one bathroom, spread over three floors. The total volume is 375 cubic metres. According to the agent, the home has HR+ glazing and is heated by district heating. It comes with both a front and back garden, and is offered in full ownership. The living area is listed as 105 square metres by the agent, while the BAG registration records 106 square metres.
Life in Biesdonk
Biesdonk is a neighbourhood where about 4,900 people live, and it has a mix of households, with a notable share of single-person households. Residents of the district of Breda noord give their living environment an average score of 7.07, based on nine reviews. One resident says: "It can be cosy here but a lot of arguments/problems can arise." Another resident notes: "Lots of older people live here but I live nicely opposite the shopping centre." These reviews reflect the wider district rather than this specific street. The Biesdonk neighbourhood has its own character within the city.
Amenities and transport
Daily errands are easy from this home. The Aldi is just around the corner, with Jumbo and Albert Heijn a short walk away. For children, Kindcentrum De Wisselaar is a couple of streets away, and Kbs John F. Kennedy is also nearby. The nearest GP, Huisartsenpraktijk Zomra, is just around the corner, and the BENU Apotheek Hoge Vucht is a ten-minute walk. Bus stop Breda, Hamdijk is on your doorstep with line 1, and Breda, Groenedijk is a couple of streets away with lines 4, 172, 173 and 374. The train station Breda is about a ten-minute walk. The municipality of Breda offers further amenities within reach.
WOZ and address data
The WOZ value of this home is €347,000 as of 1 January 2025, and the asking price is 1% below that value. Between 2020 and 2025, the WOZ value rose by 81%, from €192,000 to €347,000. As for the address, the noise level from road traffic is 46 dB Lden, which is not above the norm, and similar for rail and air traffic. The foundation risk indication is low, based on the sandy soil and the construction year before 1970. These are area-level indications, not an inspection of this specific home. The risk of pluvial flooding is low, as is the current flood risk, while heat stress is expected to be medium by 2050.
Source and agent
At the time of writing, this home is offered via multiple channels, including Arsibel Makelaardij and other listings. The agent is Arsibel Makelaardij.
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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 Westmallestraat 38, Breda
How does the asking price compare to the WOZ value?
The asking price of €345,000 is 1% below the WOZ value of €347,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value increased by 81%, from €192,000 to €347,000. This comparison is precomputed and does not imply any judgement about the price.
What is the layout of this end-of-terrace house?
According to the agent, this home has five rooms, including four bedrooms and one bathroom, spread over three floors. The total volume is 375 cubic metres. The living area is listed as 105 square metres by the agent, while the BAG registration records 106 square metres. The home also has both a front and back garden.
What is the WOZ value of this property?
The WOZ value is €347,000, as determined by the municipality on 1 January 2025. This is the official valuation used for tax purposes, not the current market value. The asking price of €345,000 is 1% below this WOZ value. Over the past five years, the WOZ value has risen by 81%, from €192,000 in 2020 to €347,000 in 2025.
What are the noise levels around this address?
The noise levels at this address are measured as area-level indications. Road traffic noise is 46 dB Lden, which is not above the norm. Rail traffic noise is 32 dB Lden, also not above the norm, and air traffic noise is 22 dB Lden, again not above the norm. These figures come from public data and do not reflect an inspection of this specific home.
Which supermarkets are closest to this home?
The nearest supermarket is Aldi, just around the corner at about 485 metres. Jumbo is about 691 metres away, and Albert Heijn is at 716 metres. There is also a SPAR express at 900 metres and another Albert Heijn at 970 metres. These distances are approximate and based on the nearest locations.
What public transport options are available nearby?
Bus stop Breda, Hamdijk is on your doorstep at about 132 metres, served by line 1. Breda, Brusselstraat is at 261 metres, also with line 1. Breda, Groenedijk is at 318 metres, with lines 4, 172, 173 and 374. The nearest train station is Breda, at about 1.5 kilometres.
What is the neighbourhood of Biesdonk like?
Biesdonk has about 4,900 residents, with a mix of household types. Residents of the district of Breda noord give their living environment an average score of 7.07, based on nine reviews. One resident says: "It can be cosy here but a lot of arguments/problems can arise." Another notes: "Lots of older people live here but I live nicely opposite the shopping centre." These reviews reflect the wider district, not just this street.
Why is there no energy label in this listing?
The agent has not published this field. As a result, the energy efficiency of this home cannot be assessed from the listing. Other property details, such as the layout and features, are provided, but the energy label is missing.
