A studio in the heart of Breda
This studio on the Houtmarkt sits right in the middle of Breda, in the City neighbourhood. It is a portiekflat on the first living floor, built in 1955. The asking price of €275,000 is 57% below the neighbourhood average asking price of €637,813, which puts it on the low side compared with the local market. For more context, you can compare it with other studios in Breda.
The home itself
The studio has two rooms, one bedroom and one bathroom, spread over a single floor. The living area is 38 m² according to the agent, while the BAG registration lists 36 m². The home has block heating and, according to the agent, no insulation. It is offered in full ownership, with an HOA fee of €16,300. The energy label is E, which is the least efficient label, so expect higher energy costs.
The City neighbourhood
Life in the City neighbourhood is compact and lively. The average household size is 1.3, and 72% of households are single-person, which fits the urban setting. Residents of the district Breda centrum give an average score of 7.06, based on seven reviews. One resident says: "Beautiful neighbourhood, good experiences." Another notes: "Not enough bicycle parking. Often theft, 6 bikes stolen within a year. Often there is (bulky) waste around the containers. Lots of noise at night, especially during holidays and festivals." The reviews reflect a mix of appreciation and practical concerns. For more on the area, see the City neighbourhood.
Amenities and transport
Daily errands are easy from here. Albert Heijn is on your doorstep, and Coop is just around the corner. For schools, De Singel SO is a couple of streets away, and Onze Lieve Vrouwelyceum is a ten-minute walk. The GP practice Huisartsenpraktijk Stadthart is a ten-minute walk, and Apotheek Motké-Poels BV is a couple of streets away. Bus stop Breda, Centrum is on your doorstep with lines 2, 4, 5, 176, 370, 371, 373, 374 and 380. Breda train station is a ten-minute walk. All this is part of the municipality of Breda.
WOZ and address data
The WOZ value is €232,000 as of 1 January 2025. The asking price is 19% above this value. Between 2020 and 2025, the WOZ value rose by 83%, from €127,000 to €232,000. As for the address, the noise from road traffic is 47 dB, from rail 34 dB, and from air traffic 25 dB, all below the relevant standards. The foundation risk indication is low, based on area-level data. Pluvial flooding at heavy rain is elevated, while flood risk is low now and in 2050. Heat stress is medium 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 By Casper Makelaardij.
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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 Houtmarkt 9A, Breda
How does the asking price compare with the WOZ value?
The asking price of €275,000 is 19% above the WOZ value of €232,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price is also 57% below the average asking price in the City neighbourhood, which is €637,813, but the home is much smaller than the neighbourhood average of 123 m².
What is the layout of this studio?
According to the agent, the home has two rooms, one bedroom and one bathroom, all on a single floor. The living area is 38 m² as listed by the agent, while the BAG registration records 36 m². The home is a portiekflat on the first living floor, built in 1955. It has block heating and, per the agent, no insulation.
What is the energy label and what does it mean for costs?
The energy label is E. This is the least efficient label, so you can expect higher energy costs compared with more efficient homes. The agent states that the home has no insulation. In the City neighbourhood, 33.3% of the homes for sale have label A or better, so this home scores lower than much of the local supply.
What is the foundation risk for this address?
The foundation risk indication for this address is low, based on area-level data from public sources. The home was built in 1955, and the soil type is sand. This is an area-level indication, not an inspection of this specific home. No further details are provided in the listing.
What are the noise levels around this home?
The noise levels at this address are all below the relevant standards. Road traffic noise is 47 dB, rail noise is 34 dB, and air traffic noise is 25 dB, all measured in Lden. These figures come from public data for the area, not from measurements at the home itself. The home is in the city centre, so some urban noise is to be expected.
What supermarkets are nearby?
Albert Heijn is about 109 metres away, and Coop is about 135 metres away, so both are within a short walk. There are also two SPAR stores within about 375 and 542 metres. In total, there are 44 supermarkets within 5 km, so you have plenty of options for daily groceries.
Which schools are close to this home?
De Singel SO, a special education school, is about 630 metres away. Onze Lieve Vrouwelyceum, a secondary school, is about 736 metres away. For primary education, Nutsbasisschool Boeimeer is about 836 metres away, and Montessori + locatie Breda is about 932 metres away. There are 70 schools within 5 km.
How is the public transport from this location?
Bus stop Breda, Centrum is about 107 metres away, with lines 2, 4, 5, 176, 370, 371, 373, 374 and 380. Breda, Vlaszak is about 385 metres away with more lines. Breda train station is about 994 metres away, so you can reach it in about a ten-minute walk.
What is the HOA fee for this home?
The HOA fee is €16,300, as stated in the listing. This is a significant amount, so it is worth factoring into your monthly costs. The fee is for the homeowners' association, which covers shared costs for the building. No further details about what the fee includes are provided in the listing.
How has the WOZ value developed over the past five years?
The WOZ value has risen by 83% between 2020 and 2025, from €127,000 to €232,000. The reference date for the current value is 1 January 2025. This increase reflects the general trend in the area, but the WOZ value is not the same as the market value, which is set by the asking price.
