A detached home in Ulvenhout
Tucked away on a quiet road in the residential heart of Ulvenhout, this detached house from 1970 offers a calm setting with a garden wrapping around the property. The home sits in the municipality of Breda, with an asking price of €1,025,000. For context, the average asking price for detached houses in Breda sits at a different level, but this particular home carries its own price tag.
Inside the home
According to the agent, this detached family home spans three floors and includes eight rooms, four bedrooms and two bathrooms. The living area is listed at 204 m² by the agent, while the BAG registration records 168 m². The plot measures 480 m². The property comes with a garden around the house, a detached brick garage and a French balcony. It is fully owned, has cavity wall insulation and is heated by a central heating boiler. The energy label is D, which means energy costs will be moderate rather than low.
Life in Ulvenhout
Ulvenhout is a village-like neighbourhood within Breda, and residents across the municipality 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 houses are spaced out and many gardens are green. Another resident mentions that everyone knows each other, though recent newcomers are still settling in. A third review, however, paints a less positive picture, with concerns about safety and respect for older people. These reviews reflect the wider municipality rather than this specific street. The neighbourhood counts around 4,600 inhabitants, with a mix of ages and household types. For more on the area, see the municipality of Breda.
Amenities and transport
Daily errands are well covered. Albert Heijn and Jumbo are both just around the corner, while Lidl and Aldi are a bit further out. Primary schools are close by, with Openbare Basisschool De Klokkebei practically on your doorstep and Kbs De Rosmolen a couple of streets away. The nearest GP and pharmacy, Huisartsenpraktijk Ulvenhout and BENU Apotheek Ulvenhout, are a ten-minute walk. For public transport, bus line 375 stops at Ulvenhout, Dorpstraat, about a five-minute walk away. The nearest train station is Breda, roughly 5.7 km from the home.
WOZ value and address data
The WOZ value for this home is €843,000, based on the reference date of 1 January 2025. The asking price is 22% above this value. Between 2020 and 2025, the WOZ value rose by 39%, from €607,000 to €843,000. As for the address, the noise level from road traffic is 47 dB Lden and from air traffic 29 dB Lden, both below the relevant standards. The foundation risk indication is low, with sandy soil, and the area-level climate indications are low for pluvial flooding and current flood risk, with a medium indication for heat stress by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered only via Makelaarshuys Johanna en Gijs.
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Features
Details of this home
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Layout
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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 Sterstraat 4, Ulvenhout (Gem. Breda)
How does the asking price compare with the WOZ value?
The asking price of €1,025,000 is 22% above the WOZ value of €843,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The difference between the asking price and the WOZ value is a fact you can weigh yourself. The price per square metre, based on the agent's listed living area of 204 m², comes to €5,025.
What is the layout of this detached house?
According to the agent, the home has eight rooms, four bedrooms and two bathrooms spread over three floors. The living area is listed as 204 m² by the agent, while the BAG registration records 168 m². The plot measures 480 m². There is a garden around the house, a detached brick garage and a French balcony. The property is fully owned.
What does the energy label D mean for this home?
The energy label is D, which is not the most efficient label. This means you can expect moderate energy costs, but the label does not say anything about the condition of the construction. The agent does mention cavity wall insulation and a central heating boiler. The label is a separate fact from the insulation features listed.
What is the foundation risk for this address?
The foundation risk indication for this address is low, and the soil type is sand. This is an area-level indication based on public data, not an inspection of this specific home. The climate indications are also low for pluvial flooding and current flood risk, with a medium indication for heat stress by 2050. These are area-level data points.
Which supermarkets are closest to Sterstraat 4?
Albert Heijn and Jumbo are both about 820 metres away, which is roughly a ten-minute walk. Lidl and Aldi are further out, at around 2.3 km. For daily groceries, the two nearest supermarkets are within easy reach. The nearest GP and pharmacy are also about 940 metres away in Ulvenhout.
How far is the nearest bus stop and train station?
The nearest bus stop is Ulvenhout, Dorpstraat, about 630 metres away, served by bus line 375. The train station Breda is approximately 5.7 km from the home. The bus stop is within a five-minute walk, while the train station requires a longer trip by bike or car.
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 and spacious, with houses spaced out and greenery in gardens. Another mentions that people know each other, though recent newcomers are still integrating. A third review raises concerns about safety and respect for older people. These reviews reflect the wider municipality, not this specific neighbourhood.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 39%, from €607,000 to €843,000. The reference date for the current value is 1 January 2025. This development is a historical fact from the municipality, not a prediction of future value. The asking price is currently 22% above the latest WOZ value.
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