A studio in the heart of Breda
This studio on Nieuwe Huizen 9D sits right in the centre of Breda, in the Fellenoord area. Built in 1995, it is a portiekflat apartment on the first living floor, with a French balcony. The last known asking price of €250,000 was in line with the market, compared with the neighbourhood average asking price. For context, [studios in Breda] give you a sense of what is available across the municipality. This home has not been online since 30 September 2026.
The home itself
The studio has two rooms, one bedroom and one bathroom, spread over a single floor. The living area was 41 m² according to the BAG registration, while the agent listed 43 m². The home has roof insulation, double glazing, HR glazing and wall insulation, and is heated with a central heating boiler. It was freehold, with a homeowners' association fee of €175 per month. The energy label is B.
Life in Fellenoord
Fellenoord is a compact urban area, home to around 1,600 people, and it is a lively part of the city centre. Residents of the district give it an average score of 7.06, based on seven reviews. One resident says: "Beautiful neighbourhood, good experiences." Another is less positive: "Lots of drug addicts and homeless people hanging around here. The front door looks like a rubbish dump, nobody cleans it up, the council does nothing about it." A third resident mentions a lack of bicycle parking and noise at night, especially during holidays and festivals. The reviews paint a mixed picture, so it is worth reading them in full. For more on the area, see [the Fellenoord neighbourhood].
Amenities and transport
Daily life is easy here. Ekoplaza is on your doorstep, Albert Heijn is just around the corner, and there are more supermarkets a couple of streets away. Kbs De Weerijs primary school is a five-minute walk, and Huisartsenpraktijk Stadshart is just around the corner, with BENU Apotheek Breda Centrum nearby. Bus line 2 stops at Breda, Nieuwe Haagdijk on your doorstep, and more lines, including 370, 371, 373 and 380, stop at Breda, Fellenoordstraat a couple of streets away. Breda train station is a ten-minute walk. All of this sits within [the municipality of Breda].
WOZ and address data
The WOZ value on 1 January 2025 was €243,000, and the asking price was 3% above that. Between 2020 and 2025 the WOZ value rose by 46%, from €167,000 to €243,000. As for the address itself, the road-traffic noise level is 59 dB Lden, above the noise standard, while rail and air traffic noise stay below it. The foundation risk indication is low, on sandy soil. Pluvial flooding at heavy rain is elevated, while the flood risk is low now and in 2050. Heat stress is medium now and in 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
When this home was still on the market, it was offered via multiple channels, including Q 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 Nieuwe Huizen 9D, Breda
How did the asking price compare with the WOZ value?
The asking price of €250,000 was 3% above the WOZ value of €243,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025 the WOZ value rose by 46%, from €167,000 to €243,000.
What is the layout of this studio?
The studio has two rooms, one bedroom and one bathroom, all on a single floor. The living area was 41 m² according to the BAG registration, while the agent listed 43 m². There is a French balcony, and the home is on the first living floor of a portiekflat building.
What was the energy label and what did it mean for costs?
The energy label is B, which is an efficient label. The home has roof insulation, double glazing, HR glazing and wall insulation, and is heated with a central heating boiler. A more efficient label generally meant lower energy costs, though actual costs depend on usage.
What is the homeowners' association fee?
The homeowners' association fee was €175 per month. This was a standard contribution for shared costs in an apartment building, such as maintenance of common areas. The fee was stated in the listing, and the home was freehold.
What is the noise situation around this address?
The road-traffic noise level at this address is 59 dB Lden, which is above the noise standard. Rail traffic noise is 35 dB Lden and air traffic noise is 25 dB Lden, both below the standard. These are area-level indications from public data, not a measurement inside the home.
What are the flood and foundation risks for this address?
The foundation risk indication is low, on sandy soil. Pluvial flooding at heavy rain is elevated, while the flood risk is low both now and in 2050. Heat stress is medium now and in 2050. These are area-level indications from public data, not an inspection of this specific home.
What amenities are nearby?
Ekoplaza is on your doorstep, Albert Heijn is just around the corner, and there are more supermarkets within a short walk. Huisartsenpraktijk Stadshart is just around the corner, with BENU Apotheek Breda Centrum nearby. Kbs De Weerijs primary school is a five-minute walk away.
How is the public transport in this area?
Bus line 2 stops at Breda, Nieuwe Haagdijk on your doorstep, and more lines, including 370, 371, 373 and 380, stop at Breda, Fellenoordstraat a couple of streets away. Breda train station is a ten-minute walk from the home.
What do residents say about the district?
Residents of the district give it an average score of 7.06, based on seven reviews. One resident says: "Beautiful neighbourhood, good experiences." Another mentions a lack of bicycle parking and noise at night, especially during holidays and festivals. A third resident is critical of drug addicts and homeless people in the area.
How did the price per m² compare with the neighbourhood?
The asking price per m² was €5,814, based on the agent listing of 43 m². The neighbourhood average asking price per m² was €5,446. The asking price of €250,000 was in line with the market compared with the neighbourhood average asking price of €278,286.
