A spacious home on a quiet lane
Tucked away on a quiet lane in the Heilaar neighbourhood, this detached house from 2019 offers a rare combination of space and calm. With a living area of 447 square metres according to the agent, the home sits on a plot of 935 square metres, surrounded by greenery. The asking price of €2,900,000 is on the high side compared to the market, especially when you consider that the average sale price in the neighbourhood is €1,643,333. For context, [detached houses in Breda]( /koopwoningen/breda/vrijstaande-woningen/ ) typically command a premium, but this price still stands out.
Inside the home
The agent describes a fully insulated home with underfloor heating throughout, spread over three floors. There are seven rooms in total, including five bedrooms and four bathrooms, making it a generous layout for a large family. The property is offered with full ownership, and the garden wraps around the house. According to the BAG registration, the living area is 425 square metres, while the agent lists 447 square metres, a difference that is not explained further.
Life in Heilaar
Heilaar is a small, quiet neighbourhood with about 630 residents, and the homes here are almost all detached, built after 2010. Residents of the district give it an average score of 6.69, based on ten reviews. One resident says: "Quiet and spacious layout. Safety is good. Hygiene is good, slightly less in some places because there is a McDonald's where some people don't clean up their rubbish." Another adds: "Beautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here." The neighbourhood is reasonably green, with houses spaced out and many gardens. There are no schools or facilities within the neighbourhood itself, so you cycle a bit for those. The crime figure stands at 133 incidents, which you can interpret as you see fit. [The Heilaar neighbourhood]( /buurt/heilaar-breda/ ) is a place where space and quiet take priority.
Amenities and transport
For daily errands, you have a couple of supermarkets just around the corner: Albert Heijn and Jumbo are both within a five-minute walk. Primary school Kbs De Boomgaard is also a couple of streets away, and secondary schools like Orion Lyceum are nearby. The GP practice Huisartsenpraktijk Bakers en Verhaegen is a ten-minute walk, and the pharmacy De Haagse Service Apotheek is even closer. For public transport, bus stop Breda, Woonboulevard is a five-minute walk, with lines 4, 370, 371, and 380. The nearest train station is Breda-Prinsenbeek, about 2.6 kilometres away. [The municipality of Breda]( /gemeente/breda/ ) offers further amenities within reach.
WOZ and address data
The WOZ value is €1,553,000, with a reference date of 1 January 2025. The asking price is 87% above this value, a significant gap. Between 2020 and 2025, the WOZ value rose by 56%, from €994,000 to €1,553,000. As for address risks, these are area-level indications, not an inspection of this specific home. The noise level from road traffic is 48 dB Lden, and from rail traffic 37 dB Lden, both below the noise standard. The foundation risk indication is low, with sandy soil. For climate, pluvial flooding risk is low, as is flood risk now and in 2050. Heat stress is currently low but is indicated as medium for 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including GB Makelaars and GB Makelaars on Funda.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
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 Heilaardreef 21, Breda
What is the asking price and how does it compare to the WOZ value?
The asking price is €2,900,000. The WOZ value, with a reference date of 1 January 2025, is €1,553,000. According to the data, the asking price is 87% above the WOZ value. This is a notable difference, but the WOZ value is a municipal valuation, not the current market value. The average sale price in the neighbourhood is €1,643,333, based on three sales.
How many bedrooms and bathrooms does this home have?
According to the agent, the home has seven rooms in total, including five bedrooms and four bathrooms. It is spread over three floors. The living area is listed as 447 square metres by the agent, while the BAG registration states 425 square metres. The plot is 935 square metres. The home also has a garden that wraps around the house.
What is the energy label and what does it mean for energy costs?
The energy label is A+, which is an efficient label. This means you can expect relatively low energy costs compared to less efficient labels. The agent also states that the home is fully insulated and has underfloor heating throughout. However, the label itself does not guarantee specific costs, as actual usage and energy prices play a role.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data. The soil type is sand. This is an area-level indication, not an inspection of this specific home. It means that, based on regional data, the risk of foundation issues is considered low. No further details are provided in the listing.
What are the noise levels like at this address?
The noise levels from road traffic are 48 dB Lden, and from rail traffic 37 dB Lden, both below the noise standard. This means the home is not exposed to excessive noise according to the standards. These figures are based on public data from 2022 and 2023, and they are area-level indications, not measurements taken at the property itself.
What supermarkets are nearby and how far are they?
There are several supermarkets within a short distance. Albert Heijn is about 745 metres away, and Jumbo is about 747 metres away, both within a ten-minute walk. Another Jumbo is at 983 metres. In total, there are 39 supermarkets within 5 kilometres, so you have plenty of options for groceries.
Which schools are close to this home?
Primary school Kbs De Boomgaard is about 795 metres away, and secondary schools like Orion Lyceum (795 metres) and Markenhage (867 metres) are also nearby. There are 59 schools within 5 kilometres. However, residents of the district note that there is no school within the neighbourhood itself, so you may need to cycle a bit for education.
What public transport options are available?
The nearest bus stop is Breda, Woonboulevard, about 465 metres away, with bus lines 4, 370, 371, and 380. Another stop, Breda, Argusvlinder, is at 536 metres with line 373. The nearest train station is Breda-Prinsenbeek, about 2.6 kilometres away. These options provide connections to the wider area.
How do residents rate the neighbourhood?
Residents of the district give an average score of 6.69, based on ten reviews. One resident says: "Quiet and spacious layout. Safety is good. Hygiene is good, slightly less in some places because there is a McDonald's where some people don't clean up their rubbish." Another says: "Beautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here." These reviews reflect the district, not just this specific neighbourhood.
What is the crime rate in the neighbourhood?
The total number of crimes recorded in the neighbourhood is 133. This figure comes from CBS data and gives an indication of the level of crime, but it does not tell you the nature of the crimes or how safe you might feel. It is best to interpret this number in context, perhaps by visiting the area yourself.
