A classic semi-detached home in Princenhage
Tucked away on Esserstraat in Princenhage, this 1933 semi-detached house brings a pre-war character to a quiet, leafy part of Breda. The neighbourhood feels spacious, with houses set apart and plenty of greenery in private gardens, as one resident puts it. With five rooms spread over three floors, there is room to breathe here. The asking price of €439,000 is keen compared with the neighbourhood average, sitting 50% below the average asking price of €880,800 in the area. For context, [semi-detached houses in Breda] give you a sense of what this price point typically brings.
Inside the home
Built in 1933, the house offers 88 m² of living space according to the agent, while the BAG registration records 80 m². The layout includes four bedrooms, one bathroom and a living room with an open fireplace, all arranged over three floors. The garden faces east and measures 38 m², a pleasant spot for morning sun. According to the agent, the home has double glazing and floor insulation, and heating runs through a central heating boiler. The energy label is E, which means you can expect moderate energy costs. The plot covers 125 m², matching the agent's figure.
Life in Princenhage
Princenhage is a district with a mixed, down-to-earth feel. Residents across the district give it an average score of 6.69 out of 10, based on ten reviews. One resident appreciates the quiet and spacious layout: "Safety is good. Housing is also good. Everything is spacious. Accessibility for cars and cyclists is good." Another adds warmly: "Beautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here." A third notes it is a working-class neighbourhood and says, "I myself quite like living here." The district has around 9,000 residents, with a mix of ages and household types. There is a neighbourhood party every year, though facilities like schools are a short cycle away. For those who value space and calm, this seems to fit the bill. [The Princenhage neighbourhood] has its own character within Breda west.
Amenities and getting around
Daily errands are easy from here. The GP practice Bakers en Verhaegen is just around the corner, and the BENU pharmacy at Heuvelplein is a couple of streets away. For groceries, Albert Heijn and Jumbo are both within a five-minute walk, with another Jumbo and a Lidl about a ten-minute walk further. Primary schools Kbs Sinte Maerte and Kbs De Parel are close by, and secondary education is a short trip. Bus stops at Heuvelplein and Nieuwe Heilaarstraat serve lines 374 and 4, both just around the corner. The train station in Breda is about 3.3 km away, and the Amphia hospital is roughly 3.8 km. [The municipality of Breda] offers a full range of amenities within reach.
WOZ value and address data
The WOZ value on 1 January 2025 was €369,000, and the asking price sits 19% above that figure. Between 2020 and 2025, the WOZ value rose by 56%, from €236,000 to €369,000. As for the address itself, area-level indications show road traffic noise at 56 dB Lden, above the noise standard, while railway noise is below it at 36 dB Lden. The foundation risk indication is low, based on the sandy soil and the pre-1970 construction year. Pluvial flooding risk is medium, while current flood risk and heat stress are low, though heat stress is expected to become medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
About the listing
At the time of writing, the home is offered via multiple channels, including Mariska Franken Vastgoed on Vastgoed Nederland and Pararius. The listing has been active since 9 October 2026.
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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 Esserstraat 28, Breda
How does the asking price compare to the WOZ value?
The asking price of €439,000 is 19% above the WOZ value of €369,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025, the WOZ value increased by 56%, from €236,000 to €369,000, reflecting the broader upward trend in the area.
What is the energy label and what does it mean for costs?
The home has energy label E. This is a relatively low label, so you can expect higher energy costs compared to more efficient homes. The agent does state that the house has double glazing and floor insulation, which helps somewhat. There is no indication of solar panels or a heat pump in the listing.
How many bedrooms and bathrooms does the house have?
According to the agent, the house has four bedrooms and one bathroom, spread over three floors. The total living area is listed as 88 m², though the BAG registration records 80 m². The plot measures 125 m², and there is a 38 m² garden facing east.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to area-level data. This is based on the sandy soil type and the fact that the house was built in 1933, before 1970. It is important to note that this is an area-level indication from public data, not an inspection of this specific home.
What are the noise levels like at this address?
Area-level data shows road traffic noise at 56 dB Lden, which is above the Dutch noise standard. Railway noise is measured at 36 dB Lden, which is below the standard. These figures come from public data on the address level and give an indication of the acoustic environment, though actual noise can vary.
What supermarkets and schools are nearby?
Albert Heijn and Jumbo are both within a five-minute walk, with another Jumbo and a Lidl about a ten-minute walk away. Primary schools Kbs Sinte Maerte and Kbs De Parel are close by, and secondary education is available at Curio Prinsentuin van Cooth, about 800 metres away. A GP practice is just around the corner.
How is the public transport connection from this home?
Bus stops at Heuvelplein and Nieuwe Heilaarstraat are both just around the corner, serving lines 374 and 4. The nearest train station is Breda, about 3.3 km away. This gives you options for getting around the city and further afield, though the station is not within walking distance.
What do residents say about living in Princenhage?
Residents across the district give Princenhage an average score of 6.69 out of 10, based on ten reviews. One resident highlights the quiet and spacious layout, good safety and accessibility. Another appreciates the community spirit, mentioning joint barbecues and a neighbourhood chat. A third describes it as a working-class neighbourhood and says they quite like living there.
How does the price per m² compare to the neighbourhood average?
The asking price works out to €4,989 per m² based on the agent's listed living area of 88 m². The neighbourhood average asking price per m² is €4,963, so this home is priced very close to that figure. The overall asking price of €439,000 is 50% below the neighbourhood average asking price of €880,800, though that average includes larger homes.
What is the flood risk for this property?
Area-level data indicates that pluvial flooding risk is medium, meaning there is a moderate chance of waterlogging during heavy rain. Current flood risk from rivers or the sea is low, and this is expected to remain low by 2050. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications, not an assessment of this specific home.
