A spacious home between Breda and Bavel
This detached house on Lage Daalakker 16 sits in Bavel, a village that residents describe as a quiet place with lots of nature around it. The home was built in 2009 and carries an efficient energy label A. With a living area of 348 m² according to the BAG registration, this is a substantial property. The asking price of €1,595,000 is in line with the market, as the price verdict compares it against the neighbourhood average. For context, that is 36% above the average asking price of €1,171,107 for detached houses in Breda.
The home itself
The listing does not provide details on the layout, number of rooms, or outdoor space. What is known is that the home dates from 2009 and has an energy label A. The plot measures 567 m² according to the BAG registration. The asking price works out to €4,583 per m² of living space, based on the BAG floor area.
Life in Bavel
Residents of the district give their surroundings an average score of 8.55, based on three reviews. One resident says: "Quiet neighbourhood with lots of nature around it. One push on the accelerator and you're in Breda." Another adds: "little crime and nice people." A third resident offers a more mixed view: "The location is nice, a neighbourhood between the city of Breda and the village of Bavel. The people on the street are not really open to other ideas and new people." The district counts around 5,545 inhabitants, with 73% of the housing stock owner-occupied. This is the character of the municipality of Breda at its edge.
Amenities and transport
The pharmacy Regenboog Apotheek Bavel is just around the corner, while the GP practice Huisartsenpraktijk Bavel is a ten-minute walk away. Albert Heijn is a couple of streets away for groceries, and the primary schools Openbare Basisschool De Toermalijn and Basisschool de Spindel are both within a ten-minute walk. Bus line 171 stops at Bavel, Schoutenlaan, just around the corner. The nearest train station is Breda, about 5 km away.
WOZ and address data
The WOZ value was set at €1,390,000 with a reference date of 1 January 2025. The asking price sits 15% above that value. According to the municipality's valuation, the home has grown in value over recent years, though the exact development is not detailed here. As for the area around the address, the noise level from road traffic is 49 dB Lden, which is above the noise standard, while aircraft noise at 28 dB Lden stays below it. The foundation risk indication is low, on sandy soil. Pluvial flooding at heavy rain is indicated as medium, while flood risk is low both now and in 2050. 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 only via Van der Sande Makelaars.
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Features
Details of this home
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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 Lage Daalakker 16, Bavel
How does the asking price compare to the WOZ value?
The WOZ value of this home is €1,390,000, with a reference date of 1 January 2025. The asking price of €1,595,000 is 15% above that municipal valuation. The WOZ value is set by the municipality and reflects the value on the reference date, not necessarily the current market price. The difference between asking price and WOZ value is a fact about the listing, and what it means for a potential purchase is for you to weigh up.
What is the energy label and what does it mean?
The home has energy label A, which is an efficient label. This means the home is likely to have relatively low energy costs compared to homes with less efficient labels. The label is a formal classification and does not say anything about the condition of the home itself. The home was built in 2009, which is a fact about its age, not a statement about its maintenance state.
What do residents say about living in Bavel?
Residents of the district give their surroundings an average score of 8.55, based on three reviews. One resident describes it as a "quiet neighbourhood with lots of nature around it" and notes that Breda is quickly reachable. Another mentions "little crime and nice people." A third resident says the location is nice but that people on the street are "not really open to other ideas and new people." These reviews describe the district, not this specific street.
What are the noise levels around this address?
According to public risk data at address level, the noise load from road traffic is 49 dB Lden, which is above the noise standard for the reference year 2022. Aircraft noise is 28 dB Lden, which stays below the noise standard. These are area-level indications from the Atlas Leefomgeving, not measurements taken at this specific home. The figures give an impression of the acoustic environment around the address.
What is the foundation risk for this property?
The foundation risk indication for this address is low, and the soil type is sand. This is an area-level indication based on public data from KCAF, not an inspection of this specific home. A low indication means that, at the level of the surrounding area, foundation problems are not flagged as a concern. It does not replace a structural survey of the property itself.
How far is the nearest supermarket and school?
The nearest Albert Heijn is about 510 metres away, which is a couple of streets from the home. Two primary schools are within walking distance: Openbare Basisschool De Toermalijn at roughly 726 metres and Basisschool de Spindel at about 765 metres. For secondary education, the nearest school is around 3.1 km away. The pharmacy is about 487 metres from the home.
What public transport options are available nearby?
Bus line 171 stops at Bavel, Schoutenlaan, about 390 metres from the home, and also at Bavel, Beemd at roughly 420 metres. The nearest train station is Breda, approximately 5.1 km away. The bus line number is stated in the data, but destinations and frequencies are not part of the listing information.
How does the price per m² compare to the neighbourhood average?
The asking price of €1,595,000 for a living area of 348 m² works out to €4,583 per m², based on the BAG floor area. The average asking price per m² in the neighbourhood is €5,003. So this home is priced about 8% below the neighbourhood average per m², while the total asking price is 36% above the average asking price of €1,171,107 because the home is considerably larger than the neighbourhood average of 231 m².
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