A spacious home in a green corner of Breda
Tucked away in the Liesbos area of Breda, this detached house sits on a generous plot where the homes are spaced well apart. The neighbourhood feels calm and green, with many residents tending their own gardens. With 575 square metres of living space according to the BAG registration, this is a home of unusual proportions. The asking price of €1,500,000 works out at €2,609 per square metre, which is on the high side compared with other detached houses in Breda.
The home itself
The listing does not include details about the layout, number of bedrooms, bathrooms, or outdoor space. What is known is that the house was built in 1965 and carries an energy label E, which means you can expect moderate energy costs. The plot measures 1,049 square metres according to the BAG registration.
Life in Liesbos
Residents of the wider district give their living experience an average score of 6.69, based on ten reviews. One resident says: "Quiet and spacious layout. Safety is good. Housing is also good. Everything is spacious. Accessibility for cars and cyclists is good." Another adds: "Beautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here." The same resident notes there is no school in the immediate area and that facilities require a short cycle. The district is reasonably green because the houses are spaced out, and many people have greenery in their own gardens. Around 780 people live in the Liesbos neighbourhood, where 86 percent of homes are single-family dwellings.
Amenities and transport
For daily groceries, the nearest Jumbo is a ten-minute walk away, with an Albert Heijn just around the corner from there. Primary schools such as Kbs Sinte Maerte and Kbs De Eerste Rith are a couple of streets away. The GP practice Huisartsenpraktijk Prinsenbeek and De Haagse Service Apotheek are both within walking distance. Bus stop Breda, Princeville with lines 370, 371 and 380 is just around the corner, and the train station Breda-Prinsenbeek is a short drive. The wider municipality of Breda offers further amenities within easy reach.
WOZ value and address data
The WOZ value is €1,235,000 with a reference date of 1 January 2025. The asking price sits 21 percent above this municipal valuation. The WOZ value has developed over the past five years according to municipal records. At address level, the noise from road traffic is measured at 56 dB Lden, which is above the noise standard, while railway noise at 37 dB Lden stays below it. The foundation risk indication is low, based on the sandy soil and the construction year of 1965. Pluvial flooding at heavy rain is indicated as elevated, while the current flood risk and the 2050 flood risk are both low. These are area-level indications from public 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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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 Oude Liesboslaan 164, Breda
What does the asking price of €1,500,000 include?
The asking price for this detached house at Oude Liesboslaan 164 is €1,500,000. The home has 575 square metres of living space according to the BAG registration, which puts the price at €2,609 per square metre. The plot measures 1,049 square metres. The price sits 21 percent above the WOZ value of €1,235,000, which was set with a reference date of 1 January 2025.
What is the WOZ value of this home?
The WOZ value is €1,235,000, with a reference date of 1 January 2025. This is the municipal valuation used for tax purposes, not the current market value. The asking price of €1,500,000 is 21 percent above this WOZ value. The WOZ value has developed over the past five years according to municipal records.
What is the foundation risk for this home?
The foundation risk indication for this address is low. This is based on the sandy soil type and the fact that the home was built in 1965. This is an area-level indication from public data sources, not an inspection of this specific home. The actual condition of the foundation would require a structural assessment.
How noisy is the location?
At address level, the road traffic noise is measured at 56 dB Lden, which is above the Dutch noise standard. Railway noise is measured at 37 dB Lden, which stays below the standard. These figures come from public data on the Atlas Leefomgeving and are area-level indications rather than measurements taken at this specific property.
What is the flood risk for this property?
The current flood risk for this address is low, and the 2050 flood risk is also low. However, pluvial flooding at heavy rain is indicated as elevated. This means that during intense rainfall, surface water could potentially accumulate. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific home.
Which supermarkets are nearby?
The nearest supermarket is a Jumbo at 1,862 metres, with an Albert Heijn at 1,896 metres and a Lidl at 2,052 metres. In total, there are 28 supermarkets within a five-kilometre radius. These are all within a short drive or cycle from the home.
What schools are in the area?
The nearest primary school is Kbs Sinte Maerte at 1,830 metres, followed by Kbs De Eerste Rith at 1,916 metres. There are 41 schools within a five-kilometre radius. Residents note that there is no school directly in the neighbourhood itself, so a short cycle is needed for education.
How is the public transport connection?
The nearest bus stop is Breda, Princeville at 727 metres, served by lines 370, 371 and 380. The Liesbos stop at 1,092 metres also serves these lines. The nearest train station is Breda-Prinsenbeek at 2,930 metres. A resident of the district mentions that accessibility for cars and cyclists is good and that a station is reasonably close by.
What do residents say about living in this area?
Residents of the wider district give an average score of 6.69 out of 10, based on ten reviews. One resident praises the quiet and spacious layout, good safety and accessibility. Another describes the neighbourhood as beautiful, with a joint barbecue and a neighbourhood chat. One resident notes the area is especially suitable for people who want to live spaciously and quietly, but less suitable for elderly people who have difficulty walking.
What is the energy label and what does it mean?
The home has energy label E. This is not the most efficient label, so you can expect moderate energy costs for heating and electricity. The home was built in 1965, which is a fact about its age. The listing does not include details about insulation, glazing or the heating installation.
