Homes for sale in Heuvel, Breda
Discover homes for sale in Heuvel and view the current supply, average asking price and time to sell directly at the top of this page.
House prices and market figures for Heuvel, Breda
The owner-occupied market in Heuvel is relatively small: only 33% of the more than 3,900 homes are owner-occupied, with the rest being rented out, largely through housing associations. This makes supply scarce and prices noticeably higher than the WOZ value suggests. The average WOZ value is €285,000, which is well below the district average of Breda west (€327,000) and the municipal average of €382,000. Yet actual selling prices over the past twelve months were significantly higher: an average of €437,686, with a range from €295,000 to €897,000. With an average sold area of 107 m², this works out to around €4,090 per square metre. During that period, 51 homes were sold. These include a mix of apartments and ground-floor houses, with apartments making up a large part of the owner-occupied stock. For current asking prices and availability, you can consult the overview at the top of this page.
Living in Heuvel, Breda
Heuvel is an urban neighbourhood in the western part of Breda, directly bordering the city centre. Its character is mixed: you will find older porch flats and 1960s and 1970s buildings alongside renovated homes and a handful of newer properties. The streets are compact, the gardens modest, but the location makes up for a lot. You can reach the Grote Markt on foot or by bike within ten minutes, making the neighbourhood attractive for people who want urban comfort without paying the absolute top price of the centre.
In terms of amenities, Heuvel is well provided for. Daily shopping can be done in the neighbourhood itself or in the immediate vicinity, and the shopping streets of Breda's centre are within cycling distance. For schools, several primary schools are accessible nearby, and residents rate the education in the neighbourhood at 9.0. Sports facilities and green strips are present, although large-scale greenery is less common than in the more suburban neighbourhoods of Breda west such as Princenhage or Heilaar.
Accessibility is one of Heuvel's strongest points. Breda railway station is within cycling distance, providing direct connections to Amsterdam, Utrecht, Tilburg and Antwerp. By car, you can quickly join the A16 and A27 via the inner ring road. Bus services run frequently through the neighbourhood. Residents give accessibility a score of 8.5, which accurately reflects the reality.
The social character of the neighbourhood is notably strong. Residents rate the sense of community with a perfect score of 10.0. Martin Schipper describes it as a "nice, cosy neighbourhood", though he honestly adds that he has problems with mice, something that occurs more often in older urban districts. Another resident sums it up succinctly: "Everyone knows everyone." That recognisability and mutual involvement are not a given in an urban environment and make Heuvel different from surrounding neighbourhoods such as Haagpoort or the more anonymous Westerpark. Safety scores high at 9.5, which is a remarkably good figure for a neighbourhood near the centre. On the Heuvel neighbourhood page you will find all resident figures and background data together.
The neighbourhood attracts relatively many young residents: the 25 to 45 age group is the largest, and single-person households form the majority. That says something about the type of housing predominantly found here: compact owner-occupied apartments and smaller ground-floor homes suitable for one or two people. Families also live here, but are less dominant than in neighbourhoods like Tuinzigt or Hazeldonk.
Is a home in Heuvel right for you as a buyer?
Heuvel primarily appeals to first-time buyers and young dual-income couples who want to live near the centre without paying the absolute centre prices. With an average selling price of over €437,000, it is certainly not a cheap neighbourhood, and the limited owner-occupied stock (33% of the housing stock) creates competition whenever something becomes available. Overbidding is a real possibility. Upsizers looking for more space or a garden will find fewer options here than in surrounding districts. Those who want to be flexible or first explore the neighbourhood can also look at rental homes in Heuvel as an intermediate step. For a broader comparison, it is also worth looking at the overall supply of homes for sale in Breda.
What residents say about Heuvel
Heuvel receives an overall score of 8.8 out of 10 based on resident reviews. The sense of community stands out with a 10.0, followed by safety (9.5) and education (9.0). The lowest score goes to beauty (7.0), which fits an older urban neighbourhood where the appearance of public space varies. Resident E writes: "Cosy and nice quiet neighbourhood. Everyone knows everyone." See all reviews and sub-scores on the Heuvel neighbourhood overview page.
Comparing homes for sale in and around Heuvel
Buurtje.nl aggregates current housing listings from more than 1,500 sources and combines them with resident reviews and district data that you won't find anywhere else in one place. This allows you to compare not only on price but also on neighbourhood character. Want to broaden your search? Then check out the supply in the surrounding district via the page for Breda west, or explore other districts such as Breda centrum and Breda noord. Want to know more about living and life in the municipality? The municipality of Breda offers additional information about amenities, permits and district policy.
Frequently asked questions
What does a home cost in Heuvel, Breda?
In the past twelve months, 51 homes were sold in Heuvel with an average purchase price of €437,686. The range ran from €295,000 to €897,000. With an average living area of 107 m², the price per square metre comes to approximately €4,090. The limited supply of homes for sale in the neighbourhood creates competition, making overbidding common.
What is the WOZ value in Heuvel?
The average WOZ value in Heuvel is €285,000. This is below the average of the Breda west district (€327,000) and well below the municipal average of Breda (€382,000). In practice, actual selling prices are significantly higher than the WOZ value, which is typical for a neighbourhood with a tight housing supply and a central location.
What is it like to live in Heuvel, Breda?
Heuvel is an urban neighbourhood close to the centre of Breda, with a remarkably strong social cohesion. Residents give the neighbourhood an overall score of 8.8 out of 10. Safety (9.5) and community spirit (10.0) score the highest. The appearance of public spaces is somewhat lower, with a beauty score of 7.0. It is a neighbourhood where people know each other and which is also easily accessible.
Is Heuvel suitable for starters or families?
Heuvel is particularly attractive for starters and young dual-income couples who want to live near the centre. The largest age group is 25 to 45 years old, and single-person households are the most common. Families also live here, but the supply of larger ground-based homes with gardens is more limited than in surrounding neighbourhoods. For more space and greenery, neighbourhoods such as Princenhage or Heilaar are a more logical choice.
How accessible is Heuvel?
Heuvel scores an 8.5 on accessibility. Breda railway station is within cycling distance and offers direct connections to Amsterdam, Utrecht, Tilburg and Antwerp. By car, you can quickly join the A16 and A27 via the inner ring road. Several bus routes run through and along the neighbourhood. The centre of Breda is reachable on foot or by bike in less than ten minutes.
What type of homes can you buy in Heuvel?
The housing stock in Heuvel consists largely of apartments and smaller ground-based homes, many built in the 1960s and 1970s. Detached homes are rare. The average sold area in the past twelve months was 107 m². Those looking to buy an apartment in Heuvel will find relatively the most choice here; larger single-family homes are scarcer.
How safe is the Heuvel neighbourhood in Breda?
Residents rate safety in Heuvel at 9.5 out of 10, which is a remarkably high score for a central urban neighbourhood. In resident reviews, the neighbourhood is described as quiet and cosy. However, residents indicate that older buildings sometimes have practical drawbacks, such as nuisance from mice, which is more common in historic city districts.
Nice cosy neighbourhood but has a problem with mice
Auto-translated to English by AICosy and nice quiet neighbourhood.
Auto-translated to English by AI
