A compact studio in Ypelaar
This studio on the fifth floor of a 1976 apartment building sits in Ypelaar, a residential pocket of Breda zuid-oost. The asking price of €195,000 is the lowest of the 31 homes currently for sale in the neighbourhood, and it sits 60% below the neighbourhood average asking price of €489,710. It is also the cheapest option currently listed here. For context, studios in Breda typically ask less than larger homes, and this one is no exception.
Inside the home
The agent describes this as a bovenwoning (apartment) with one room, one bathroom, and a single floor. The living area is listed at 28 m² by the agent, while the BAG registration records 30 m². The home has double glazing and block heating, and it is offered in full ownership. There is a monthly HOA fee of €224.11. The energy label is F, which is the least efficient label, so expect higher energy costs.
Life in Ypelaar
Residents of the district Breda zuid-oost give their area 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 resident, who has lived here for twelve years, notes: "The neighbourhood is very suitable for pets because of two large parks and enough grass squares." The district has a village-like feel, with many large houses, and residents mention feeling safe. About a third of the neighbourhood's residents are 65 or older, and 44% of households are single-person. The Ypelaar neighbourhood is home to about 5,895 people.
Amenities and transport
For daily errands, the Jumbo is on your doorstep, and the Albert Heijn is just around the corner. Kbs De Burchtgaarde primary school is a couple of streets away, and Tessenderlandt secondary school is a ten-minute walk. The GP practice Huisartsenpraktijk Wilms is just around the corner, and Medsen Apotheek Woltermann pharmacy is a couple of streets away. Bus line 3 stops at Breda, Zorgvlietstraat on your doorstep, and line 171 at Breda, Loevesteinstraat a couple of streets away. The nearest train station, Breda, is about 3 km away. The municipality of Breda offers further amenities within easy reach.
WOZ value and address data
The WOZ value for this home is €219,000, as of the reference date 2025-01-01. The asking price is 11% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 126%, from €97,000 to €219,000. According to public address-level risk data, the road traffic noise level is 61 dB Lden, which is above the norm, while railway and aircraft noise are below the norm. The foundation risk indication is low, with sandy soil. For pluvial flooding (heavy rain), the indication is medium, while flood risk is low now and in 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 Content+ Makelaars on Funda.
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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 Doenradestraat 42F33, Breda
How does the asking price compare to the WOZ value?
The asking price of €195,000 is 11% below the WOZ value of €219,000, which was set on 2025-01-01. The WOZ value is the municipal valuation, not the current market value. The price is also the lowest among the 31 homes currently for sale in Ypelaar, and it sits 60% below the neighbourhood average asking price of €489,710.
What is the layout of this studio?
According to the agent, this is a bovenwoning (apartment) with one room, one bathroom, and one floor. The living area is listed at 28 m² by the agent, while the BAG registration records 30 m². The home is located on the fifth floor and has a volume of 94 m³. It is offered in full ownership.
What is the energy label and what does it mean?
The energy label is F, which is the least efficient label. This means you can expect higher energy costs compared to more efficient homes. The home has double glazing and block heating, according to the agent. The energy label is a fact about the home's energy performance, not a judgement on its condition.
What is the foundation risk for this address?
The foundation risk indication for this address is low, with sandy soil. This is an area-level indication based on public data, not an inspection of this specific home. The risk data comes from sources like Atlas Leefomgeving and KCAF, and it describes the general area, not the condition of this particular building.
What are the noise levels like at this address?
According to public address-level data, the road traffic noise level is 61 dB Lden, which is above the noise norm. Railway noise is 29 dB Lden and aircraft noise is 27 dB Lden, both below the norm. These are area-level indications from 2022 and 2023, not measurements taken inside this home.
What is the flood risk for this property?
The pluvial flooding risk (from heavy rain) is indicated as medium, while the flood risk from rivers or the sea is low, both now and in 2050. Heat stress is low currently but medium by 2050. These are area-level indications from the Klimaateffectatlas, not a guarantee for this specific home.
Which supermarkets are nearby?
The Jumbo is about 180 metres away, and the Albert Heijn is about 305 metres away. Both are within a short walk. There are also other supermarkets within about 1.2 km, including another Albert Heijn, a Lidl, and an Aldi. In total, there are 38 supermarkets within 5 km.
What schools are close to this home?
Kbs De Burchtgaarde primary school is about 415 metres away, and Kbs Jacinta is about 927 metres away. For secondary education, Tessenderlandt is about 869 metres away, and De Kei VSO (special secondary education) is about 759 metres away. There are 60 schools within 5 km.
How far is the nearest train station?
The nearest train station is Breda, which is about 2,964 metres away. This is roughly a 15-20 minute bike ride, as one resident of the district noted. Bus stops are closer: line 3 stops at Breda, Zorgvlietstraat about 120 metres away, and line 171 at Breda, Loevesteinstraat about 319 metres away.
What do residents say about living in this area?
Residents of the district Breda zuid-oost give their area an average score of 8.65, based on eight reviews. One resident says: "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 notes the neighbourhood is "very suitable for pets because of two large parks."
How has the WOZ value changed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 126%, from €97,000 to €219,000. The reference date for the current WOZ value is 2025-01-01. This increase reflects the municipal valuation over time, not the current market value or the asking price.
