A detached home in a quiet corner of Breda
This detached house on Heideveen 12 sits on a quiet road in a residential area, in the Overkroeten neighbourhood of Breda. Built in 1994, it offers a generous 166 square metres of living space according to the BAG registration, while the agent lists 161 square metres. The asking price of €875,000 is on the high side compared with the average asking price in the neighbourhood. For context, detached houses in Breda are listed at various price points.
Inside the home
The house has seven rooms, including four bedrooms and one bathroom, spread over two floors. The volume is 692 cubic metres. The garden wraps around the house, and there is an attached wooden garage. The property is freehold. According to the agent, the insulation includes roof insulation, HR+ glazing, wall insulation and floor insulation, and the heating is via a central heating boiler. The energy label is A, which is an efficient label.
Life in Overkroeten
Residents of the district of Breda noord-west give their living environment an average score of 8.31, 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 lived here for over 30 years. And from the start, to my satisfaction. Friendly neighbours who have often known each other for years. Little turnover in the neighbourhood. Lots of greenery and nature." The neighbourhood has around 3,050 inhabitants, and most homes were built between 1990 and 2010. The Overkroeten neighbourhood is part of the wider Breda area.
Amenities and transport
For daily errands, Albert Heijn is just around the corner, and Jumbo is a couple of streets away. Kbs Kievitsloop primary school is on your doorstep, and Openbare Basisschool De Wildert is a five-minute walk. The nearest GP is Huisartsenpraktijk Onder de Torens in Terheijden, about 1.9 kilometres away, while Apotheek de Waag Breda is a ten-minute walk. Bus stop Breda, Zeggeveen is on your doorstep, served by line 3. The nearest train station is Breda-Prinsenbeek, about 2.7 kilometres away. The municipality of Breda offers further amenities.
WOZ value and address data
The WOZ value of the property is €736,000, with a reference date of 1 January 2025. The asking price is 19% above this WOZ value. Over the past five years, the WOZ value has developed according to municipal data. As for address-level risks, the noise from road traffic is 45 dB Lden and from rail traffic 32 dB Lden, both below the noise standard. The foundation risk indication is low, with sandy soil. Pluvial flooding at heavy rain is indicated as medium, while flood risk is low now and in 2050. Heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered only via Makelaarshuys Geraldine.
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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 Heideveen 12, Breda
How does the asking price compare with the neighbourhood average?
The asking price of €875,000 is 56% above the average asking price in the neighbourhood, which is €561,350. The price per square metre is also higher than the neighbourhood average. This comparison is based on the agent's listed floor area of 161 square metres.
What is the layout of this detached house?
The house has seven rooms, including four bedrooms and one bathroom, spread over two floors. The living area is 166 square metres according to the BAG registration, while the agent lists 161 square metres. The plot is 550 square metres. There is a garden around the house and an attached wooden garage.
What is the WOZ value of this property?
The WOZ value is €736,000, with a reference date of 1 January 2025. The asking price is 19% above this WOZ value. The WOZ value is the municipal valuation, not the current market value.
What are the address-level risk indications for this home?
The address-level risk data shows road traffic noise at 45 dB Lden and rail traffic noise at 32 dB Lden, both below the noise standard. The foundation risk indication is low, with sandy soil. Pluvial flooding at heavy rain is medium, while flood risk is low now and in 2050. Heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
Which supermarkets are closest to this home?
Albert Heijn is about 710 metres away, and Jumbo is about 806 metres away. Lidl is further, at about 1.9 kilometres. These distances are measured from the property.
What schools are near this property?
Kbs Kievitsloop primary school is about 215 metres away, and Openbare Basisschool De Wildert is about 574 metres away. For secondary education, Graaf Engelbrecht for mavo/havo/vwo is about 1.4 kilometres away.
What public transport options are available nearby?
Bus stop Breda, Zeggeveen is about 117 metres away, served by line 3. The nearest train station is Breda-Prinsenbeek, about 2.7 kilometres away.
What do residents say about living in this district?
Residents of the district of Breda noord-west give their living environment an average score of 8.31, 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 lived here for over 30 years. And from the start, to my satisfaction."
