A spacious villa on a quiet lane
Pennendijk 26 sits on a quiet road in Ulvenhout, a village within the municipality of Breda. The setting combines a residential street with a rural feel, and the house itself is a detached villa from 1970. With a price of €1,485,000, the asking price is on the high side compared with the neighbourhood average. For context, the average asking price for detached houses in Breda sits at a different level entirely.
The home itself
This detached villa offers six rooms, including five bedrooms and one bathroom, spread over two floors. The living area is listed at 257 m² by the agent, while the BAG registration records 262 m². The plot shows a similar difference: the agent lists 718 m², the BAG registration 565 m². The house has a garden that wraps around the property, a detached brick garage, and full ownership. According to the agent, the home has wall insulation, a central heating boiler with partial underfloor heating, and a volume of 919 m³.
Life in Ulvenhout
Ulvenhout is a village where residents give the municipality of Breda an average score of 7.63, based on 60 reviews. One resident describes the area as quiet with a spacious layout, noting that houses are spread out and many gardens are green. Another resident mentions that everyone knows each other, though they add that newer Dutch residents could make more of an effort to connect with the Moluccan community. A third review is less positive, describing safety concerns in a specific part of the wider municipality. The village has around 4,605 inhabitants, and the housing stock is predominantly owner-occupied. For more on the area, see the municipality of Breda.
Amenities and transport
Daily errands are well covered. Jumbo and Albert Heijn are both just around the corner, and Lidl is a bit further out. Openbare Basisschool De Klokkebei is on your doorstep, with Kbs De Rosmolen a couple of streets away. Huisartsenpraktijk Ulvenhout and BENU Apotheek Ulvenhout are both a ten-minute walk. Bus line 375 stops at Ulvenhout, Molenstraat, a five-minute walk away, and the nearest train station is Breda, about 6.5 km from the home.
WOZ value and address data
The WOZ value was set at €1,075,000 on 1 January 2025. The asking price sits 38% above this value. Between 2020 and 2025, the WOZ value rose by 41%, from €765,000 to €1,075,000. As for the address itself, area-level data indicates road traffic noise at 51 dB Lden, which is above the noise standard, while aircraft noise is below it. The foundation risk indication is low, with sandy soil. Pluvial flooding at heavy rain is indicated as medium, while current flood risk and flood risk for 2050 are both low. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including GB Makelaars and GB 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 Pennendijk 26, Ulvenhout (Gem. Breda)
How does the asking price compare with the WOZ value?
The WOZ value was set at €1,075,000 on 1 January 2025. The asking price of €1,485,000 sits 38% above this value. The WOZ is the municipal valuation for tax purposes, not the current market value, so the difference reflects the gap between the official valuation and what the seller is asking.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose by 41%, from €765,000 to €1,075,000. The value increased each year except for a small dip in 2023, when it went from €915,000 to €893,000, before climbing again to €940,000 in 2024 and €1,075,000 in 2025.
What is the layout of this detached house?
The villa has six rooms in total, including five bedrooms and one bathroom, spread over two floors. The agent lists the living area at 257 m², while the BAG registration records 262 m². The plot is listed at 718 m² by the agent and 565 m² according to the BAG registration. The home has a garden around the property and a detached brick garage.
What does the energy label D mean for this home?
Energy label D sits in the middle of the scale. It is not the most efficient label, so energy costs will be moderate rather than low. The agent does state that the home has wall insulation and a central heating boiler with partial underfloor heating, which are relevant for how the home performs.
What is the foundation risk 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 data comes from sources such as the Atlas Leefomgeving and KCAF, and gives a general picture of the ground conditions in the area.
What is the flood risk for this property?
Area-level data indicates that pluvial flooding at heavy rain is medium, meaning there is a moderate chance of surface water pooling during intense rainfall. Current flood risk is low, and the flood risk for 2050 is also low. These are indications at area level, not an assessment of this specific property.
What is the noise situation around this address?
Road traffic noise at this address is measured at 51 dB Lden, which is above the noise standard, based on 2022 data. Aircraft noise is measured at 28 dB Lden, which is below the noise standard. These figures come from public data at address level and give an indication of the acoustic environment.
Which supermarkets are closest to this home?
Jumbo is about 719 metres away and Albert Heijn about 759 metres, both within a ten-minute walk. Lidl is further out at around 2.3 km, and Aldi is at a similar distance. For daily groceries, the two nearest supermarkets cover most needs without needing to drive.
What schools are near Pennendijk 26?
Openbare Basisschool De Klokkebei is about 118 metres away, essentially on your doorstep, with around 291 pupils. Kbs De Rosmolen is about 378 metres away, with 209 pupils. For secondary education, the nearest options are further out, with the closest secondary school at about 3.4 km.
How is public transport from this address?
Bus line 375 stops at Ulvenhout, Molenstraat, about 526 metres away, and also at Ulvenhout, Dorpstraat at 553 metres. The nearest train station is Breda, at about 5.7 km. The bus provides local connections, while the station in Breda offers national rail links.
What do residents say about living in this area?
Residents of the municipality of Breda give an average score of 7.63, based on 60 reviews. One resident describes the area as quiet with a spacious layout and good safety, while another notes that everyone knows each other. A third review is less positive, describing safety concerns in a specific part of the wider municipality. These reviews cover the municipality, not just Ulvenhout.
How does the asking price compare with other homes in the neighbourhood?
The asking price of €1,485,000 is 51% above the neighbourhood average asking price of €980,708. The price per square metre, based on the agent's listed area, is €5,778, which is 19% above the neighbourhood average of €4,856 per m². The price verdict is that the asking price is on the high side.
