A spacious family home in Ypelaar
Tucked away on a quiet road in the Ypelaar neighbourhood of Breda, this semi-detached house from 1978 offers a calm setting within a residential area. The home sits in Breda zuid-oost, a part of the city where the atmosphere feels relaxed and green. With a price of €799,000, the asking price is on the high side compared to the neighbourhood average. For context, [semi-detached houses in Breda]( /koopwoningen/breda/twee-onder-een-kapwoningen/) give a sense of what is available across the municipality.
The home itself
Inside, the house spans three floors and offers six rooms, including five bedrooms and two bathrooms. The living area is listed at 173 m² by the agent, while the BAG registration records 198 m². The property includes a front and back garden, an attached brick garage, and is offered in full ownership. Heating runs through a central heating boiler, and the home carries an energy label B, which is an efficient label.
Life in Ypelaar
Residents across the district give their living experience an average score of 8.65, based on eight reviews. One resident says: "I haven't been living here very long, about six months I think, but I immediately felt at home. The Mastbos is literally around the corner for a lovely walk, as is the Ginniken square for nice restaurants and cafés." Another adds: "A lovely neighbourhood to live in!" The district has a village-like feel, with large houses and a safe atmosphere according to those who live there. Around 32% of residents are 65 or older, giving the area a settled character. For more on the area, see [the Ypelaar neighbourhood]( /buurt/ypelaar-breda/).
Amenities and transport
Daily errands are easy from this address. The Albert Heijn is just around the corner, with a Jumbo a couple of streets away and a Lidl within a five-minute walk. For schools, Kbs De Burchtgaarde is a five-minute walk, and Curio de rotonde for secondary education is a ten-minute walk. The nearest GP, Huisartsenpraktijk Wilms, is a couple of streets away, and Medsen Apotheek Woltermann is just around the corner. Bus line 5 stops at Breda, Zwijnsbergenstraat on your doorstep, and line 3 at Breda, Groot IJpelaardreef a five-minute walk away. The train station in Breda is about 3.1 km from the home. The wider [municipality of Breda]( /gemeente/breda/) offers further amenities within easy reach.
WOZ and address data
The WOZ value is €624,000 as of 1 January 2025, and the asking price sits 28% above that valuation. Between 2020 and 2025, the WOZ value rose by 47%, from €425,000 to €624,000. As for the address itself, area-level data indicates road traffic noise at 58 dB Lden, which is above the noise standard, while railway and aircraft noise remain below their standards. The foundation risk indication is low, with sandy soil. For climate, pluvial flooding at heavy rain is medium, while current flood risk and heat stress are low, though heat stress is expected to be 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 Bastiaansen van den Bemd Makelaars & Taxateurs.
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Features
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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 Slangenburgstraat 8, Breda
How does the asking price compare to the neighbourhood average?
The asking price of €799,000 is on the high side compared to the neighbourhood average asking price of €533,526, which means it sits about 50% above that figure. The average asking price per m² in the neighbourhood is €4,569, while this home is listed at €4,618 per m² based on the agent's stated living area of 173 m².
What is the layout of this semi-detached house?
The home spans three floors and contains six rooms in total, including five bedrooms and two bathrooms. The agent lists the living area at 173 m², while the BAG registration records 198 m². The property has a front and back garden, an attached brick garage, and is offered in full ownership. Heating is provided by a central heating boiler.
What is the WOZ value of this property?
The WOZ value is €624,000, with a reference date of 1 January 2025. The asking price of €799,000 sits 28% above this valuation. Over the five years between 2020 and 2025, the WOZ value increased by 47%, rising from €425,000 to €624,000. The WOZ value is the municipal valuation and does not necessarily reflect the current market value.
What are the noise levels around this address?
Area-level data shows road traffic noise at 58 dB Lden, which is above the noise standard, based on 2022 figures. Railway noise is 19 dB Lden and aircraft noise is 26 dB Lden, both below their respective standards. These are indications at area level from public data sources, not measurements taken at this specific property.
What is the foundation risk for this home?
The foundation risk indication for this address is low, and the soil type is sand. This is an area-level indication based on public risk data, not an inspection of this specific home. The information comes from sources such as the Atlas Leefomgeving and KCAF, and gives a general picture of the ground conditions in the area.
What climate risks apply to this address?
For climate risks, pluvial flooding at heavy rain is indicated as medium, while current flood risk is low and 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 from the Klimaateffectatlas, not an assessment of this particular property.
Which supermarkets are closest to this home?
The nearest supermarket is an Albert Heijn at about 329 metres, with a Jumbo at 449 metres and a Lidl at 604 metres. A second Albert Heijn is at 686 metres and an Aldi at 741 metres. Within a five-kilometre radius there are 38 supermarkets in total, so grocery shopping is well covered from this address.
What schools are near Slangenburgstraat 8?
The nearest primary school is Kbs De Burchtgaarde at about 494 metres, and Kbs Jacinta is at 741 metres. For secondary education, Curio de rotonde is at 675 metres. There is also special education at SO Het Kasteel, about 701 metres away. In total, 60 schools are within a five-kilometre radius of the home.
How do residents rate living in this district?
Residents of the district give their living experience an average score of 8.65, based on eight reviews. One resident mentions feeling at home immediately, with the Mastbos around the corner for walks and the Ginniken square for restaurants and cafés. Another describes it as a lovely neighbourhood to live in, noting the village-like atmosphere and a feeling of safety.
What public transport options are available nearby?
The nearest bus stop is Breda, Zwijnsbergenstraat at about 84 metres, served by line 5. Breda, Mariaplein is at 195 metres, also on line 5, and Breda, Groot IJpelaardreef at 340 metres is served by line 3. The nearest train station is Breda, at approximately 3.1 km from the home.
