A secluded villa between Breda and Bavel
Tucked away on a sheltered plot in a wooded setting, this detached villa from 1978 sits on the edge of Bavel, a village between Breda and the surrounding countryside. The home offers a free view and a sense of privacy that is hard to find elsewhere. With a living area of 425 m² according to the agent, this is a substantial property. The asking price of €1,600,000 is in line with the market, compared with the average asking price in the neighbourhood. For context, [detached houses in Breda]( /koopwoningen/breda/vrijstaande-woningen/ ) give you an idea of what else is available in the wider area.
A home with space to spread out
The agent describes this as a villa with 11 rooms, including 7 bedrooms and 3 bathrooms, spread over 2 floors. The volume of the home is 1,434 m³. Outside, there is a garden that wraps around the house, plus a carport, parking space and a detached brick garage. The home has double glazing, a central heating boiler and partial underfloor heating. It is offered in full ownership. According to the BAG registration the living area is 412 m², while the agent lists 425 m²; the plot is 1,932 m² in both records.
Life in Bavel
Bavel is a village where residents of the district give an average score of 8.55, based on three reviews. One resident describes it as "a neighbourhood between the city of Breda and the village of Bavel", though they add that "the people on the street are not really open to other ideas and new people". Another resident calls it a "quiet, safe place" with "little crime and nice people". A third says: "Quiet neighbourhood with lots of nature around it. One push on the accelerator and you're in Breda." The district has around 5,545 inhabitants, and about 73% of homes are owner-occupied. [The municipality of Breda]( /gemeente/breda/ ) covers a wider area that includes both the city and the surrounding villages.
Daily life and getting around
The Albert Heijn is just around the corner, roughly a five-minute walk away, with a Jumbo and a Lidl a bit further out. For primary education, Openbare Basisschool De Toermalijn and Basisschool de Spindel are both about a ten-minute walk from the home. The nearest GP is Huisartsenpraktijk Bavel, and the Regenboog Apotheek Bavel is just around the corner. Bus line 171 stops at Bavel, Beemd, a couple of streets away. The nearest train station is Breda, about 6 km from the house.
WOZ value and address data
The WOZ value on 1 January 2025 was €1,442,000. The asking price is 11% above that value. Between 2020 and 2025 the WOZ value rose by 22%, from €1,180,000 to €1,442,000. At address level, the noise load from road traffic is 58 dB Lden, which is above the noise standard for the reference year 2022; aircraft noise is 30 dB Lden, below the standard. The foundation risk indication is low, with sandy soil. The climate indications for pluvial flooding, current flood risk and flood risk in 2050 are all 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 Roosbergseweg 2, Bavel (Gem. Breda)
How does the asking price compare with the WOZ value?
The WOZ value on 1 January 2025 was €1,442,000. The asking price of €1,600,000 is 11% above that value. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025 the WOZ value rose by 22%, from €1,180,000 to €1,442,000.
What is the layout of this detached house?
According to the agent, this villa has 11 rooms, including 7 bedrooms and 3 bathrooms, spread over 2 floors. The volume is 1,434 m³. The living area is listed as 425 m² by the agent, while the BAG registration states 412 m². The plot measures 1,932 m². There is a garden around the house, a carport, parking space and a detached brick garage.
What is the energy label and what does it mean for costs?
The home has energy label C. This is a mid-range label, so you can expect moderate energy costs compared with the most efficient homes. The agent states the home has double glazing, a central heating boiler and partial underfloor heating. The energy label is a fixed characteristic of the home and does not change with the seasons.
What do residents say about living in Bavel?
Residents of the district give an average score of 8.55, based on three reviews. One resident describes Bavel as "a neighbourhood between the city of Breda and the village of Bavel", but notes that "the people on the street are not really open to other ideas and new people". Another calls it a "quiet, safe place" with "little crime and nice people". A third says: "Quiet neighbourhood with lots of nature around it."
What are the noise levels around this address?
At address level, the noise load from road traffic is 58 dB Lden, which is above the noise standard for the reference year 2022. Aircraft noise is 30 dB Lden, which is below the standard. These are area-level indications from public data, not measurements taken at this specific home.
What shops and schools are nearby?
The Albert Heijn is about a five-minute walk away, with a Jumbo and a Lidl roughly 2.6 km from the home. Openbare Basisschool De Toermalijn and Basisschool de Spindel are both about a ten-minute walk away. The nearest GP is Huisartsenpraktijk Bavel, and the Regenboog Apotheek Bavel is just around the corner.
How is the public transport connection?
Bus line 171 stops at Bavel, Beemd, a couple of streets away from the home. There are additional stops on the same line at Bavel, Schoutenlaan and Bavel, Verschurenstraat. The nearest train station is Breda, about 6 km away.
What is the foundation risk at 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 climate indications for pluvial flooding, current flood risk and flood risk in 2050 are all low as well.
How does the price per m² compare with the neighbourhood?
The asking price of €1,600,000 works out at €3,765 per m² based on the agent's listed living area of 425 m². The average asking price per m² in the neighbourhood is €5,003. The asking price itself is 37% above the neighbourhood average asking price of €1,171,107.
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