A quiet spot in Ulvenhout
This semi-detached house on Haamstraat 9 sits on a quiet road in a residential area of Ulvenhout, a village within the municipality of Breda. Built in 1968, the home has an energy label A, which is an efficient label. The asking price is €795,000. For context, the average asking price for homes currently for sale in the neighbourhood is €983,545, and the average price per square metre is €5,378. If you are looking at [semi-detached houses in Breda], this one is part of a market with 44 homes available.
The home itself
The agent describes this as a spacious family home with seven rooms, including five bedrooms and one bathroom, spread over three floors. The living area is listed as 145 m² by the agent, while the BAG registration records 171 m². The plot measures 287 m² according to both sources. Outside, there is a rear garden of 89 m² facing northeast, plus a front and side garden, and a balcony. A built-in brick garage provides parking and storage. The home has full ownership, roof insulation, HR glazing and floor insulation, and is heated by a central heating boiler.
Life in Ulvenhout
Ulvenhout is a village where residents of the municipality of Breda give an average score of 7.65 out of 10, based on 61 reviews. One resident says: "I experience it as a quiet neighbourhood. Naturally you are almost in the centre so there is more liveliness than in a sleepy village, but the people are friendly, the facilities are superb." Another resident notes: "Safety is good. Hygiene is good, slightly less in some places because there is a McDonald's where some people don't clean up their rubbish." The reviews reflect a mix of experiences, with some praising the calm and spacious layout, while others raise concerns about safety in parts of the wider municipality. The neighbourhood itself has around 4,600 residents, and 76% of homes are owner-occupied. For more on the area, see [the Ulvenhout neighbourhood].
Amenities and transport
Daily errands are easy from here. The Albert Heijn is just around the corner, and the Jumbo is a ten-minute walk away. For primary education, Openbare Basisschool De Klokkebei is on your doorstep, and Kbs De Rosmolen is a couple of streets away. The nearest GP and pharmacy, Huisartsenpraktijk Ulvenhout and BENU Apotheek Ulvenhout, are both a ten-minute walk. For public transport, bus line 375 stops at Ulvenhout, Dorpstraat, about 482 m away, and the nearest train station is Breda,. The municipality of Breda offers further amenities and connections, as described on [the municipality of Breda].
WOZ and address data
The WOZ value of the home is €679,000, based on the reference date of 1 January 2025. The asking price is 17% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 40%, from €485,000 to €679,000. As for the area, the noise level from road traffic is 46 dB Lden, which is not above the noise standard, and from air traffic it is 27 dB Lden, also not above the standard, based on 2022 data. The foundation risk indication is low, and the soil type is sand, though this is an area-level indication. For climate risks, pluvial flooding at heavy rain is medium, while flood risk is low now and in 2050, and heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Steverink makelaars and Steverink makelaars.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 Haamstraat 9, Ulvenhout (Gem. Breda)
How does the asking price compare with the neighbourhood average?
The asking price of €795,000 can be compared with the average asking price of €983,545 for homes currently for sale in the neighbourhood. The median asking price in the area is €850,000, and prices range from €398,000 to €2,500,000. The average price per square metre is €5,378, while this home is listed at €5,483 per square metre based on the agent's floor area.
What is the layout of this semi-detached house?
According to the agent, the home has seven rooms, including five bedrooms and one bathroom, spread over three floors. The living area is listed as 145 m² by the agent, while the BAG registration records 171 m². The plot measures 287 m². There is a rear garden of 89 m² facing northeast, a front and side garden, a balcony, and a built-in brick garage.
What is the WOZ value of this home?
The WOZ value is €679,000, based on the reference date of 1 January 2025. The asking price is 17% above this WOZ value. Over the past five years, the WOZ value has increased by 40%, from €485,000 in 2020 to €679,000 in 2025. This reflects the municipal valuation, not the current market value.
What is the foundation risk for this property?
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 home was built in 1968, which is before 1970, a factor that is noted in the risk data. No further foundation details are provided.
What amenities are within walking distance?
The Albert Heijn supermarket is 640 m away, and the Jumbo is 908 m away. Openbare Basisschool De Klokkebei is 235 m away, and Kbs De Rosmolen is 339 m away. The nearest GP and pharmacy, Huisartsenpraktijk Ulvenhout and BENU Apotheek Ulvenhout, are both 738 m away. The nearest bus stop, Ulvenhout, Dorpstraat, is 482 m away and serves bus line 375.
How do residents rate living in this area?
Residents of the municipality of Breda give an average score of 7.65 out of 10, based on 61 reviews. One resident says: "I experience it as a quiet neighbourhood. Naturally you are almost in the centre so there is more liveliness than in a sleepy village, but the people are friendly, the facilities are superb." Another notes: "Safety is good. Hygiene is good, slightly less in some places because there is a McDonald's." These reviews describe the wider municipality, not specifically this neighbourhood.
What is the energy label and what does it mean for costs?
The home has an energy label A, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The agent also states that the home has roof insulation, HR glazing and floor insulation.
Is there a train station nearby?
The nearest train station is Breda, which is 5.5 km away. The nearest bus stop, Ulvenhout, Dorpstraat, is 482 m away and serves bus line 375. The bus line number is provided, but no travel times or destinations are stated in the listing.
