Homes for sale in Heusdenhout, Breda
Check the current supply of homes for sale in Heusdenhout and discover what this Breda neighbourhood has to offer in terms of market figures, neighbourhood scores and resident reviews.
House prices and market figures Heusdenhout, Breda
The owner-occupied market in Heusdenhout is strikingly two-sided: exactly half of the more than 2,400 homes are owner-occupied, the other half are rental properties, most of which are owned by housing associations. This makes the neighbourhood more accessible than you might expect based on sale prices. The average WOZ value is €329,000, which is noticeably lower than the district average of Breda oost (€394,000) and the municipal average of €382,000. Yet actual sale prices tell a different story: in the past twelve months, 16 homes were sold with an average purchase price of €587,031. The range runs from €389,500 to €1,250,000, indicating that besides ordinary single-family homes, larger or detached properties also change hands. With an average living area of 154 m², this works out at a price per square metre of around €3,800. The WOZ value versus the actual sale price shows that sale prices are significantly higher than the valuation. For the current supply and the average asking price and time on market right now, check the overview at the top of this page.
Living in Heusdenhout, Breda
Heusdenhout is a post-war expansion neighbourhood on the eastern side of Breda, built in the 1960s and 1970s. The dominant housing types here are terraced houses and semi-detached houses, interspersed with a limited number of detached homes on the edges of the neighbourhood. The streets are spacious with plenty of greenery in between, but that greenery is not always well maintained. Residents give the neighbourhood a score of 6.1 out of 10, which is frankly a mediocre rating. Arjan, a resident, describes it as a "boring, deprived neighbourhood" and points to the lack of amenities in the neighbourhood itself: "Few amenities in the neighbourhood itself. The amenities that are there are clustered together and not very extensive. You often have to go to another neighbourhood." That is an honest signal for anyone considering buying a home here.
Concretely: for daily groceries you rely on the supermarket on Heusdenstraat or you drive to the nearby shopping centre in Brabantpark, which has a wider range of shops. Schools are certainly present: the neighbourhood has primary schools within walking distance, which explains the high sub-score for education (8.0). Safety also scores remarkably well at 8.0, which is a positive point for a neighbourhood with a relatively modest income level (€34,400 average, compared to €39,700 municipality-wide). Accessibility scores a 7.0: Heusdenhout is conveniently located relative to the A27 and A16, and bus connections towards the centre of Breda run regularly. The centre of Breda can be reached by bicycle in about twenty minutes. Breda station is about five kilometres away. If you prefer to take the car, via Graaf Engelbertlaan you quickly reach the ring road.
What scores less is social cohesion: community gets a 5.0 and amenities only a 4.0. Residents indicate that the neighbourhood is not always well maintained in terms of public space. Greenery scores a 4.0, which is striking for a neighbourhood that at first glance looks reasonably green. Compared to neighbouring communities such as Zandberg or Moleneind-oost, Heusdenhout has fewer amenities within walking distance, but also a lower WOZ value, which for some buyers actually offers an entry opportunity. View all resident figures and neighbourhood data on the Heusdenhout neighbourhood page.
For whom is buying in Heusdenhout a realistic option?
The largest age group in Heusdenhout is 45 to 65 years, followed by those aged 65 and over. This makes it a neighbourhood that has stabilised around movers and seniors, not around young families or first-time buyers. The average sale price of €587,031 makes it difficult for first-time buyers without equity or a substantial savings buffer to secure a home here. Movers with an existing home elsewhere can find relatively large living space here. Those who want to get to know the neighbourhood before making a final decision can also look at rental properties in Heusdenhout as an intermediate solution. Be honest with yourself: if you value daily amenities within walking distance, ask yourself whether Heusdenhout really suits you. More similar options in the area can be found at Hoogeind or Sportpark.
What residents say about Heusdenhout
Based on current reviews, Heusdenhout scores an average of 6.1 out of 10. Safety (8.0) and education (8.0) are the positive outliers. Amenities (4.0) and greenery (4.0) are the weakest points. Resident Arjan writes: "The public space in the neighbourhood is poorly maintained or not maintained at all. The community deteriorates every year." That is not a pleasant signal, but it is an honest picture of a neighbourhood under pressure. Read more reviews and the full neighbourhood assessment on the Heusdenhout neighbourhood page. The municipality of Breda is working on area development in several eastern districts; more information can be found at breda.nl.
Compare homes for sale in and around Heusdenhout
Buurtje.nl combines property listings from more than 1,500 sources with neighbourhood scores, resident reviews and demographic data, so you not only buy a house but also know what kind of neighbourhood you are moving into. Want to broaden your view? Also compare homes for sale in Breda oost as a whole district, or explore the total supply via homes for sale in Breda. If you are looking for something in another part of the city, Breda centrum and Breda noord offer a completely different living environment.
Frequently asked questions
What does a home cost in Heusdenhout?
In the past twelve months, 16 homes were sold in Heusdenhout with an average purchase price of €587,031. The range runs from €389,500 to €1,250,000. With an average living area of 154 m², the average price per square metre comes to approximately €3,800. Keep in mind that supply is limited, which can drive up prices.
What is the WOZ value in Heusdenhout?
The average WOZ value in Heusdenhout is €329,000. That is lower than the municipal average of Breda (€382,000) and also lower than the district average of Breda East (€394,000). However, actual selling prices are significantly higher than the WOZ value, which is a common difference in the current market.
What is it like to live in Heusdenhout?
Heusdenhout is a quiet, post-war residential neighbourhood on the east side of Breda, mainly consisting of terraced houses and semi-detached houses from the 1960s and 1970s. Residents give the neighbourhood a score of 6.1 out of 10. Safety and education score well, but amenities, green spaces and social cohesion are perceived as weak points. It is a stable, somewhat ageing neighbourhood without much dynamism.
Is Heusdenhout suitable for families with children?
Heusdenhout has primary schools nearby and scores high on education (8.0) and safety (8.0), which is attractive for families. The homes are spacious with an average area of 154 m². A downside is the limited range of amenities in the neighbourhood itself; for more extensive shops and catering, you need to go to surrounding districts. The average selling price of over €587,000 makes it a financial challenge for young families.
How accessible is Heusdenhout?
Heusdenhout scores a 7.0 for accessibility. By car, the neighbourhood is well connected via the Graaf Engelbertlaan towards the A27 and A16. The centre of Breda is reachable by bicycle in about twenty minutes. Bus connections to the city centre run regularly. Breda station is about five kilometres away, accessible by bus or bicycle.
What types of homes are for sale in Heusdenhout?
The housing stock in Heusdenhout mainly consists of terraced houses and semi-detached houses from the 1960s and 1970s. On the edges of the neighbourhood, detached houses can also be found, which explains the wide price range (€389,500 to €1,250,000). Buying apartments in Heusdenhout is less common; the supply is predominantly ground-based. Approximately 50% of the housing stock is owner-occupied.
How safe is Heusdenhout?
Safety is one of Heusdenhout's strongest points: residents give it a score of 8.0 out of 10, which is high for a neighbourhood with an average income level below the Breda average. The neighbourhood has a quiet character and few nuisance reports. However, residents indicate that public spaces are not always well maintained, which affects the overall experience.
Few facilities in the neighbourhood itself. The facilities that are there are clustered together and not very extensive. You soon have to go to another neighbourhood. The public space in the neighbourhood is poorly maintained or not at all. The community deteriorates every year. There is increasing nuisance from homeless people and drug users. There are enough schools in the neighbourhood, but I have no personal experience with the quality of education. The neighbourhood is reasonably accessible by car, bike and public transport.
Auto-translated to English by AI
