A leafy setting on the edge of the woods
Anneville-laan 110 sits at the edge of the forest, on a quiet road in a residential area of Ulvenhout. This detached villa from 1967 has a living area of 271 m² according to the agent, while the BAG registration records 218 m². The asking price of €1,885,000 is 92% above the average asking price of €980,708 for detached houses in Breda, which puts it on the high side of the market.
The home itself
The villa has six rooms, including four bedrooms and two bathrooms, spread over two floors with a volume of 970 m³. There is a garden at the front, side and rear, plus a French balcony. The agent describes the insulation as roof insulation, double glazing, wall insulation and floor insulation, with a central heating boiler. The property is freehold.
Ulvenhout
Ulvenhout is a village within the municipality of Breda, home to around 4,640 people. Residents across the municipality of Breda give their living environment an average score of 7.63, based on 60 reviews. One resident says: "Quiet and spacious layout. Safety is good. Everything is spacious. Accessibility for cars and cyclists is good." Another notes: "Great!! Everyone knows each other." The reviews cover the wider municipality rather than this neighbourhood specifically.
Daily life and connections
Albert Heijn is just around the corner for groceries, with Jumbo a couple of streets away. Openbare Basisschool De Klokkebei is on your doorstep, and Kbs De Rosmolen is a five-minute walk. Huisartsenpraktijk Ulvenhout and BENU Apotheek Ulvenhout are both a ten-minute walk away. Bus line 375 stops at Ulvenhout, Dorpstraat, a couple of streets from the house, and Breda station is about 5.6 km away.
WOZ value and address data
The WOZ value is €1,154,000 with a reference date of 1 January 2025, and the asking price sits 63% above that figure. The WOZ has developed over the past five years according to the precomputed data. At address level, road traffic noise is recorded at 49 dB Lden, above the noise standard, while aircraft noise is 28 dB Lden, below the standard. The foundation risk indication is low, with sandy soil and a build year of 1967. Pluvial flooding at heavy rain is indicated as medium, while current flood risk and heat stress are low. These are area-level indications from public risk data, not an inspection of this specific home.
Source
At the time of writing the home is offered via multiple channels, including GB Makelaars and GB 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 Anneville-laan 110, Ulvenhout (Gem. Breda)
How does the asking price compare to the WOZ value?
The WOZ value is €1,154,000 with a reference date of 1 January 2025. The asking price of €1,885,000 is 63% above the WOZ value. The WOZ is the municipal valuation for tax purposes, not the current market value, so the difference reflects the gap between that official figure and what the seller is asking.
What is the layout of this detached house?
The villa has six rooms in total, including four bedrooms and two bathrooms, spread over two floors. The volume is 970 m³. There is a garden at the front, side and rear, plus a French balcony. The agent lists the living area as 271 m², while the BAG registration records 218 m².
What is the energy label and what does it mean for costs?
The home has energy label C. This is a mid-range label, so you can expect moderate energy costs compared to the most efficient homes. The agent also states the property has roof insulation, double glazing, wall insulation and floor insulation, with a central heating boiler.
What are the noise levels around this address?
At address level, road traffic noise is recorded at 49 dB Lden, which is above the Dutch noise standard. Aircraft noise is 28 dB Lden, below the standard. These figures come from public risk data and are area-level indications, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low. The home was built in 1967 and the soil type is sand. This is an area-level indication from public data, not an inspection of the specific property. The pluvial flooding indication at heavy rain is medium, while current flood risk is low.
Which supermarkets are nearby?
Albert Heijn is about 788 metres away, just around the corner, and Jumbo is roughly 983 metres away, a couple of streets further. Lidl and Aldi are both around 2.2 km from the home. There are 17 supermarkets within a 5 km radius.
What schools are close to this address?
Openbare Basisschool De Klokkebei is about 191 metres away, on your doorstep, with 291 pupils. Kbs De Rosmolen is roughly 486 metres away, a five-minute walk, with 209 pupils. Secondary education is further afield, with the nearest options around 3.4 km away.
How is the public transport connection?
Bus line 375 stops at Ulvenhout, Dorpstraat, about 633 metres away, and also at Ulvenhout, Molenstraat and Ulvenhout, Dorpsplein. Breda train station is approximately 5.6 km from the home. The nearest GP and pharmacy are both about 875 metres away.
What do residents say about living in the area?
Residents across the municipality of Breda give their living environment an average score of 7.63, based on 60 reviews. One resident says: "Quiet and spacious layout. Safety is good. Everything is spacious." Another notes: "Great!! Everyone knows each other." These reviews cover the wider municipality, not just this neighbourhood.
How does the price per m² compare to the neighbourhood?
The asking price works out at €6,956 per m² based on the agent's listed living area of 271 m². The average asking price per m² in the neighbourhood is €4,856. The asking price of €1,885,000 is 92% above the neighbourhood average asking price of €980,708.
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