A studio in the heart of Breda
This studio sits in the Station neighbourhood, right in the centre of Breda, where the streets are always alive with activity. It is a very strongly urban area, with a high address density of 3,529 per square kilometre. The asking price of €260,000 is sharp compared with the average asking price in the neighbourhood, which stands at €515,071. That puts this home well below the neighbourhood average, and it is also one of the cheaper options among the 14 homes currently for sale here. For context, [studios in Breda] give you a sense of what this price level buys in the wider municipality.
Inside the home
This is a two-room studio with one bedroom, spread over a single floor on the first living level. The agent lists the living area at 35 m², while the BAG registration records 37 m². The home has a roof terrace, which is a real bonus in a city-centre setting. It comes with double glazing, and heating is provided by block heating and a central heating boiler. The property is in full ownership, so there is no leasehold to consider. Built in 1878, this is an old building, and the energy label is A, which is an efficient label.
The Station neighbourhood
Life in the Station neighbourhood revolves around the central station and the busy streets that fan out from it. The area is home to around 2,310 people, and it is a young crowd: 48% of residents are between 25 and 45. Two-thirds of households are single-person households, which fits the compact, urban character of the area. Residents of the district of Breda centrum give 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." A third resident mentions noise at night and a lack of bicycle parking. The crime figure for the neighbourhood stands at 591 recorded incidents, which you can weigh up for yourself. This is [the Station neighbourhood] in a nutshell.
Amenities and transport
Daily life here is remarkably convenient. A SPAR supermarket is on your doorstep, just 36 metres away, and an AH to go is just around the corner. For primary education, Kbs De Spoorzoeker is a couple of streets away, and Kbs St. Joseph is a five-minute walk. The nearest GP, Huisartsenpraktijk Majdandzic, is a five-minute walk, and Apotheek Motké-Poels is a ten-minute walk. Public transport is excellent: the bus stop at Breda Centraal Station is just around the corner, with lines 1, 2, 3, 4, 5, 8, 9, 170, 171, 172, 173, 176, 370, 371, 372, 373, 374, 375, 500 and 502. The train station itself is on your doorstep. All of this sits within [the municipality of Breda].
WOZ and address data
No WOZ value is available for this home, so there is no municipal valuation to compare with the asking price. The address-level risk data from public sources gives an indication of the area. Road traffic noise is measured at 54 dB Lden, which is above the noise standard, while railway noise at 44 dB and aircraft noise at 25 dB are both below their standards. The foundation risk indication is low, based on the sandy soil type. For climate risks, pluvial flooding at heavy rain is medium, and heat stress is medium, both 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 Kin Makelaars, KIN Makelaars Breda and KIN Makelaars Breda on Funda.
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Frequently asked questions
About Willemstraat 21A2, Breda
How does the asking price compare with other homes in the neighbourhood?
The asking price of €260,000 is 50% below the average asking price in the Station neighbourhood, which is €515,071. The median asking price is €427,500, and the cheapest home currently for sale is €250,000. With a price per square metre of €7,429 based on the agent's listed area, this studio is priced at a premium per square metre compared with the neighbourhood average of €5,299 per m².
What is the layout of this studio?
According to the agent, this is a two-room studio with one bedroom on a single floor, located on the first living level. The living area is listed at 35 m², while the BAG registration records 37 m². The home has a roof terrace, which provides outdoor space in the city centre. The volume of the home is 130 m³.
What is the energy label and what does it mean for costs?
The energy label is 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 notes that the home has double glazing, which helps with insulation. Heating is provided by block heating and a central heating boiler. No specific energy cost figures are stated in the listing.
What is the WOZ value of this home?
The WOZ value is the municipal valuation used for property tax purposes, and it is not available for this home in the data we have. Without this figure, there is no municipal valuation to compare with the asking price of €260,000.
What are the noise levels around this address?
The address-level risk data shows road traffic noise at 54 dB Lden, which is above the noise standard. Railway noise is measured at 44 dB Lden, which is below the standard, and aircraft noise is 25 dB Lden, also below the standard. These are area-level indications from public data sources, not measurements taken inside this specific home.
What is the foundation risk for this property?
The foundation risk indication for this address is low, based on the sandy soil type in the area. This is an area-level indication from public data, not an inspection of this specific home. The home was built in 1878, but the risk level is determined by the soil conditions in the surrounding area rather than the age of the building itself.
What are the climate risks for this location?
The climate risk data for this address shows pluvial flooding at heavy rain is medium, and heat stress is medium, both for the current situation and for 2050. The flood risk from rivers or the sea is low, both now and in 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
Which supermarkets are nearby?
A SPAR supermarket is just 36 metres away, essentially on your doorstep. An AH to go is 197 metres away, just around the corner. Further afield, there is another SPAR at 516 metres, an Aldi at 539 metres, and a Jumbo at 703 metres. In total, there are 44 supermarkets within five kilometres of this address.
What schools are close to this home?
For primary education, Kbs De Spoorzoeker is 529 metres away, Kbs St. Joseph is 609 metres, and Rudolf Steiner School is 646 metres. For secondary education, Stedelijk Gymnasium Breda is 724 metres away. There is also De Singel SO, a special education school, at 795 metres. In total, 67 schools are within five kilometres.
How is the public transport connection?
The bus stop at Breda Centraal Station is just 185 metres away, with a wide range of lines including 1, 2, 3, 4, 5, 8, 9, 170, 171, 172, 173, 176, 370, 371, 372, 373, 374, 375, 500 and 502. The train station itself is only 95 metres away. Additional bus stops are at Sophiastraat, 496 metres, and Vlaszak, 621 metres.
What do residents say about living in this area?
Residents of the district of Breda centrum give an average score of 7.06, based on seven reviews. One resident says: "Beautiful neighbourhood, good experiences." Another is critical: "Lots of drug addicts and homeless people hanging around here." A third mentions noise at night and bicycle theft. These reviews describe the wider district, not specifically the Station neighbourhood.
How old is this building?
The building was constructed in 1878, making it a pre-war property. In the Station neighbourhood, 43.5% of homes were built before 1945, so this is consistent with the area's character. The home has an energy label A, which is an efficient label, and the agent notes double glazing is present.
