A detached home in leafy Ulvenhout
Pastoor Vermuntstraat 22 sits in Ulvenhout, a village within the municipality of Breda where life moves at a gentler pace. This detached house from 1961 offers space and privacy, with a living area of 147 m² according to the agent, spread over three floors. The asking price of €849,000 is in line with the market, sitting against a neighbourhood average asking price of €980,708. For context, the wider market here shows detached houses in Breda with a median price of €782,000.
Inside the house
The agent describes a five-room layout with four bedrooms and one bathroom. The home has double glazing, HR glass and wall insulation, and is heated by a combi boiler. Outside there is a front garden and a rear garden of 182 m² facing northwest, plus an attached brick garage. The property is freehold. The BAG registration lists the living area at 146 m², while the agent states 147 m².
Life in Ulvenhout
Ulvenhout is a village where houses are spaced out and greenery is part of everyday life. Residents across the municipality of Breda give their living environment an average score of 7.63, based on 60 reviews. One resident describes the area as quiet with a spacious layout, noting that safety is good and the housing is spacious. Another resident mentions that everyone knows each other, though they add that recently arrived Dutch residents could make more effort to connect with the Moluccan community. A third review is more critical, describing the situation as dangerous and expressing frustration with the municipality. The village has around 4,605 inhabitants, with a mix of ages and household types. The municipality of Breda encompasses both this village and the city itself.
Daily life and getting around
For groceries, Albert Heijn is just around the corner, with Jumbo a couple of streets away. Primary school Kbs De Rosmolen is a ten-minute walk, and the nearest GP and pharmacy, Huisartsenpraktijk Ulvenhout and BENU Apotheek Ulvenhout, are both a five-minute walk. Bus line 375 stops at Ulvenhout, Dorpsplein, just around the corner. The nearest train station is Breda, about 5 km away.
WOZ value and address data
The WOZ value is €737,000 as of the reference date 1 January 2025. The asking price sits 15% above this value. Between 2020 and 2025, the WOZ value rose by 38%, from €535,000 to €737,000. As for address-level risk data, these are area-level indications rather than an inspection of this specific home. The foundation risk indication is low, with sandy soil. Noise from road traffic is measured at 43 dB Lden and from air traffic at 25 dB Lden, both below the noise standard. For climate, pluvial flooding at heavy rain is indicated as medium, while flood risk is low both now and in 2050. Heat stress is low currently but medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Meiboom Makelaardij & Financieel advies.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 Pastoor Vermuntstraat 22, Ulvenhout (Gem. Breda)
How does the asking price compare to the WOZ value?
The asking price of €849,000 is 15% above the WOZ value of €737,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price verdict from the data is that the asking price is in line with the market, compared to the neighbourhood average asking price of €980,708.
What is the layout of this detached house?
According to the agent, the home has five rooms in total, including four bedrooms and one bathroom, spread over three floors. The living area is 147 m² as stated by the agent, while the BAG registration lists it at 146 m². The property also has a front garden and a rear garden of 182 m² facing northwest, plus an attached brick garage.
What energy label does the home have and what does that mean?
The home has energy label D. This is not the most efficient label, so expect moderate energy costs for heating and electricity. The agent notes that the home has double glazing, HR glass and wall insulation, and is heated by a combi boiler. These are separate facts about the property's features.
What is the foundation risk indication for this address?
The foundation risk indication for this address is low, according to public risk data at area level. The soil type is sand, and the home was built in 1961, before 1970. This is an area-level indication based on public data, not an inspection of this specific home. The data comes from sources such as Atlas Leefomgeving and KCAF.
What are the flood and climate risk indications?
For climate risks, pluvial flooding at heavy rain is indicated as medium, while flood risk is low both currently and in 2050. Heat stress is low at present but is indicated as medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property. The noise from road traffic is 43 dB Lden and from air traffic 25 dB Lden, both below the noise standard.
Which supermarkets are closest to this home?
Albert Heijn is the nearest supermarket at 246 metres, just around the corner. Jumbo is at 972 metres, a ten-minute walk. There are also Aldi and Lidl within about 1.7 km. In total, there are 25 supermarkets within 5 km of the home, so there is plenty of choice for daily groceries.
What schools are near Pastoor Vermuntstraat 22?
The nearest primary school is Kbs De Rosmolen at 534 metres, about a ten-minute walk. Openbare Basisschool De Klokkebei is at 1 km. For secondary education, the nearest option is about 3.4 km away. There are also several special education schools within 2 km, including Koninklijke Visio Onderwijs Breda and Het Ginnekencollege.
How is the public transport connection from this home?
Bus line 375 stops at Ulvenhout, Dorpsplein, just around the corner at 298 metres. There are additional stops on the same line at Dorpstraat and Molenstraat. The nearest train station is Breda, at about 5 km. The nearest GP and pharmacy are both at 357 metres, a five-minute walk.
What do residents say about living in this area?
Residents across the municipality of Breda give their living environment an average score of 7.63, based on 60 reviews. One resident describes the area as quiet with a spacious layout and good safety. Another says everyone knows each other, though they note that newer Dutch residents could make more effort to connect with the Moluccan community. A third review is critical, describing the situation as dangerous and expressing frustration with the municipality.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 38%, from €535,000 to €737,000. The value increased each year, with the largest jump between 2021 and 2022 when it went from €555,000 to €632,000. The most recent value of €737,000 was set on 1 January 2025.
