A grand villa on a quiet lane
This detached villa on Patrijzenlaar 10 sits on a quiet road within a residential area in Nieuw Wolfslaar, a neighbourhood between Breda and the village of Bavel. Built in 2004, the home offers a generous 499 m² of living space according to the agent, while the BAG registration records 583 m². The asking price of €2,695,000 is on the high side compared with the neighbourhood average, and it is the most expensive of the 16 homes currently for sale here. For context, the average asking price in the neighbourhood is €1,329,375, and this home is priced 103% above that figure. If you are looking at [detached houses in Breda], this one stands out for its size and price.
Inside the home
According to the agent, the villa has 11 rooms, including 6 bedrooms and 6 bathrooms, spread over 3 floors. The total volume is 1,654 m³. The property includes a garden at the rear of 481 m² plus a front garden, with the rear garden facing southwest and accessible via the back entrance. There is an integral garage, and the home is fully insulated with a central heating boiler. Ownership is freehold. The agent describes it as a villa and detached house, listed for sale since 12 June 2026.
Life in Nieuw Wolfslaar
Residents of the district of Bavel, which includes this neighbourhood, give their living environment an average score of 8.55 out of 10, based on three reviews. One resident says: "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 and have their own interests at heart." Another resident describes it as a "quiet, safe place" with "little crime and nice people." A third resident calls it a "Quiet neighbourhood with lots of nature around it. One push on the accelerator and you're in Breda." The neighbourhood has about 2,280 inhabitants, and most homes are owner-occupied. You can read more about [the Nieuw Wolfslaar neighbourhood] on our site.
Amenities and transport
For daily errands, the Albert Heijn is just around the corner, with another Albert Heijn and a Jumbo. The nearest primary school, SO Het Kasteel, is a five-minute walk away, and Kbs De Burchtgaarde is. The GP practice Huisartsenpraktijk Bavel is a couple of streets away, and the Regenboog Apotheek Tolakker is. For public transport, the bus stop Breda, Nieuw Wolfslaarlaan is on your doorstep, served by lines 3 and 5. The nearest train station is Breda, about 4.1 km away. This is all within [the municipality of Breda], which offers further amenities.
WOZ and address data
The WOZ value is not stated in the available data, so no comparison with the asking price or historical development can be made here. Regarding address-level risks, the noise from road traffic is 44 dB Lden and from air traffic 26 dB Lden, both below the noise standard, based on 2022 data. The foundation risk indication is low, with sandy soil. For climate, the pluvial flooding risk is medium, while the current flood risk is low and the 2050 flood risk is also low. Heat stress is currently low but is indicated as medium for 2050. These are area-level indications from public data, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Van Liessum Makelaars Breda on Funda and the agent's own website.
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Frequently asked questions
About Patrijzenlaar 10, Bavel (Gem. Breda)
How does the asking price compare with other homes in the neighbourhood?
The asking price of €2,695,000 is 103% above the neighbourhood average asking price of €1,329,375, and it is the most expensive of the 16 homes currently for sale in Nieuw Wolfslaar. The price per square metre is €5,401 based on the agent's listed living area of 499 m², which is 22% higher than the neighbourhood average per square metre. The price verdict is that it is on the high side.
What is the layout of this villa?
According to the agent, the villa has 11 rooms, including 6 bedrooms and 6 bathrooms, spread over 3 floors. The total volume is 1,654 m³. There is a rear garden of 481 m² plus a front garden, with the rear garden facing southwest and accessible via the back entrance. An integral garage is included, and the home is fully insulated with a central heating boiler.
What is the WOZ value of this property?
The WOZ value is not stated in the available data for this listing. As a result, no comparison with the asking price or information about the historical development of the WOZ value can be provided. The WOZ value is determined by the municipality and is not part of the agent's listing information.
What are the foundation risks for this address?
The foundation risk indication for this address is low, with sandy soil. This is an area-level indication based on public data, not an inspection of this specific home. The noise from road traffic is 44 dB Lden and from air traffic 26 dB Lden, both below the noise standard, based on 2022 data.
What supermarkets are nearby?
The nearest supermarket is an Albert Heijn at about 945 metres, which is a ten-minute walk. Another Albert Heijn is at 995 metres, and a Jumbo is at 1,014 metres. A Lidl is at 1,426 metres and an Aldi at 1,633 metres. Within 5 km there are 31 supermarkets in total, so you have plenty of options for groceries.
What schools are close to this home?
The nearest school is SO Het Kasteel, a special education school, at 600 metres, which is a five-minute walk. Kbs De Burchtgaarde, a primary school, is at 763 metres, and Openbare Basisschool De Toermalijn is at 927 metres. Basisschool de Spindel is at 956 metres. For secondary education, Curio de rotonde is at 1,839 metres.
How is the public transport connection?
The nearest bus stop is Breda, Nieuw Wolfslaarlaan, at 196 metres, served by lines 3 and 5. Another stop, Breda, Rijnauwenstraat, is at 494 metres with line 3, and Bavel, Kerkstraat is at 642 metres with line 171. The nearest train station is Breda, at about 4.1 km away.
What do residents say about living in this area?
Residents of the district of Bavel give their living environment an average score of 8.55 out of 10, based on three reviews. One resident says: "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 and have their own interests at heart." Another describes it as a "quiet, safe place" with "little crime and nice people."
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