A quiet spot in Prinsenbeek
Liesbosdreef 12 sits on a quiet road with an open view, in the Prinsenbeek neighbourhood of Breda. This detached house from 1991 offers a calm setting while the town's everyday conveniences are close by. With a price of €1,075,000, the asking price sits well above the average for detached houses in Breda, and it is on the high side compared with the local market.
The house itself
Inside, the home has six rooms including three bedrooms and one bathroom, spread over two floors. The living area is 189 m² according to the agent, while the BAG registration records 207 m². The plot measures 755 m². There is a front and rear garden, with the rear garden facing south and accessible via the back, plus a roof terrace and an integral garage. The house is fully owned, has double glazing and is fully insulated, and is heated by a central heating boiler.
Life in Prinsenbeek
Prinsenbeek is a village-like neighbourhood where residents give their surroundings an average score of 8.11, based on three reviews. One resident describes it as a cosy neighbourhood: "Familiar because you know everyone, safe because we look out for each other and everything, public transport and shops nearby, plenty of green around us!" Another says: "It's a nice neighbourhood, quiet so not busy, you can just walk outside on the street and children can easily play outside!" The neighbourhood counts around 11,400 residents, and most homes are owner-occupied. The municipality of Breda surrounds this green, residential pocket.
Amenities and transport
Daily errands are easy from here. Lidl is just around the corner, with Jumbo a couple of streets away and Albert Heijn a ten-minute walk. Kbs De Griffioen primary school is a couple of streets away, and Montessori +, locatie Prinsenbeek is a ten-minute walk. Huisartsenpraktijk Prinsenbeek is just around the corner, with Boots Apotheek Prinsenbeek nearby. Bus stops at Moleneind and Vaandelstraat, served by lines 216 and 373, are a five-minute walk, and Breda-Prinsenbeek station is a ten-minute walk.
WOZ value and address data
The WOZ value is €818,000, with a reference date of 1 January 2025. The asking price is 31% above this value. Public risk data at address level indicates road traffic noise at 51 dB Lden, above the noise standard, and railway noise at 51 dB Lden, within the standard. The foundation risk indication is low on sandy soil, and pluvial flooding at heavy rain is medium, while flood risk is low now and in 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing the home is offered via two channels, including Biemans Made makelaardij o.z. on Funda.
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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 Liesbosdreef 12, Prinsenbeek
How does the asking price compare with the WOZ value?
The asking price of €1,075,000 is 31% above the WOZ value of €818,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The difference between the asking price and the WOZ value is a fact about this listing, and what it means for the eventual sale price is for the market to decide.
What is the layout of this detached house?
According to the agent, the house has six rooms, three bedrooms and one bathroom across two floors. The living area is 189 m² as listed by the agent, while the BAG registration records 207 m². The plot is 755 m². There is a front and rear garden, with the rear garden facing south and accessible via the back, plus a roof terrace and an integral garage.
What energy label does the home have?
The home has energy label A, which is an efficient label. The agent also states that the house has double glazing and is fully insulated, and that it is heated by a central heating boiler. These are separate facts about the property as described in the listing.
What do residents say about living in Prinsenbeek?
Residents of Prinsenbeek give the neighbourhood an average score of 8.11, based on three reviews. One resident says: "It's a nice neighbourhood, quiet so not busy, you can just walk outside on the street and children can easily play outside!" Another describes it as familiar and safe, with public transport, shops and green space nearby. The reviews reflect the experience of a small number of residents.
What are the noise levels around this address?
Public risk data at address level indicates road traffic noise at 51 dB Lden, which is above the noise standard, with 2022 as the reference year. Railway noise is also 51 dB Lden, but within the standard, with 2023 as the reference year. These are area-level indications from public data sources, not a measurement taken at this specific home.
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, not an inspection of this specific home. The information comes from sources such as the Atlas Leefomgeving and KCAF, and gives a general picture of the ground conditions in the area.
What are the flood and climate risks at this address?
The pluvial flooding risk at heavy rain is medium, while the flood risk is low both now and in 2050. Heat stress is low now but is indicated as medium for 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this particular property. They describe the general climate situation for the area around the address.
Which supermarkets are near this home?
Lidl is the nearest supermarket, about 919 metres away, with Jumbo at roughly 1.2 km and Albert Heijn at about 1.5 km. Within five kilometres there are 28 supermarkets in total, so there are plenty of options for daily groceries. The nearest large supermarket is about 0.8 km away according to neighbourhood data.
What schools are close to Liesbosdreef 12?
Kbs De Griffioen primary school is about 970 metres away, and Montessori +, locatie Prinsenbeek is at roughly 1.1 km. Kindcentrum De Horizon is at about 1.2 km. For secondary education, the nearest school is about 1.1 km away. There are 41 schools within five kilometres of the address.
How is public transport from this address?
The nearest bus stop is Prinsenbeek, Moleneind, about 650 metres away, served by line 216. The Vaandelstraat stop, at roughly 678 metres, is served by lines 216 and 373. Breda-Prinsenbeek train station is about 1.8 km away. These distances make the stops within a reasonable walk from the house.
How does the price per square metre compare with the neighbourhood?
The asking price per square metre is €5,688, based on the agent's listed living area of 189 m². The average asking price per square metre in the neighbourhood is €4,750. The average asking price in the neighbourhood is €729,526, while the median is €650,000. This home's price per square metre is above the neighbourhood average.
What is the garden like at this property?
The property has both a front and rear garden. The rear garden faces south and is accessible via the back of the house. There is also a roof terrace. The house is described as being on a quiet road with an open view, which gives the outdoor spaces a sense of privacy and calm.
