Anderlechtstraat 14
Biesdonk, Breda
NeighbourhoodA terraced house in Biesdonk
This terraced house on Anderlechtstraat 14 sits in Biesdonk, a neighbourhood in the north of Breda. Built in 1965, it's a classic family home with a modern energy label A+. The asking price of €460,000 is on the high side compared to the average asking price in the neighbourhood, which is €314,941. For context, terraced houses in Breda have a range of prices, but this one is above the local average.
Inside the home
According to the agent, this home has five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is 116 m² according to the agent, while the BAG registration lists 118 m². The plot is 162 m². The house has a front and back garden, with the back garden facing east and accessible via the back. It's fully owned, has roof insulation, and is heated by district heating with partial underfloor heating.
Life in Biesdonk
Biesdonk is a lively neighbourhood with a mix of residents. Residents of the district give it an average score of 7.07, based on nine reviews. One resident says: "It can be cosy here but a lot of arguments/problems can arise." Another notes: "Lots of older people live here but I live nicely opposite the shopping centre." The neighbourhood has about 4,940 inhabitants, and the average household size is 2.1. For more on the area, see the Biesdonk neighbourhood.
Amenities and transport
Daily errands are easy from here. The Aldi is on your doorstep, and Albert Heijn and Jumbo are just around the corner. For primary education, Kbs John F. Kennedy is a couple of streets away, and Kindcentrum De Wisselaar is a five-minute walk. The nearest GP, Huisartsenpraktijk Zomra, is just around the corner, and the BENU Apotheek Hoge Vucht is a five-minute walk. Bus line 1 stops at Breda, Brusselstraat, just around the corner. The train station Breda is a ten-minute walk. For more on the wider area, see the municipality of Breda.
WOZ and address data
The WOZ value is €361,000, with a reference date of 1 January 2025. The asking price is 27% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 86%, from €194,000 to €361,000. As for risks, the noise levels from road, rail, and air traffic are all below the norm. The foundation risk indication is low, but the area-level note mentions the home was built in 1965 on peat soil, which may involve wooden piles or a shallow foundation. Pluvial flooding risk is medium, while flood risk is low. 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.
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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 Anderlechtstraat 14, Breda
How does the asking price compare to the WOZ value?
The asking price of €460,000 is 27% above the WOZ value of €361,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre is €3,966, based on the agent's listed living area of 116 m².
What is the layout of this terraced house?
According to the agent, the home has five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is 116 m² according to the agent, while the BAG registration lists 118 m². The plot is 162 m². There is a front and back garden, with the back garden facing east and accessible via the back.
What is the energy label and what does it mean?
The energy label is A+, which is an efficient label. This means the home is likely to have lower energy costs compared to less efficient labels. The agent also mentions roof insulation and district heating with partial underfloor heating. Note that the energy label is a rating, not a guarantee of actual energy usage.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to area-level data. However, the note mentions that the home was built in 1965 on peat soil, which may involve wooden piles or a shallow foundation. This is an area-level indication, not an inspection of this specific home.
What are the flood risks for this property?
The pluvial flooding risk (from heavy rain) is medium, while the flood risk from rivers or the sea is low, both currently and in 2050. Heat stress is low now but medium in 2050. These are area-level indications based on climate models, not a guarantee for this specific property.
What supermarkets are nearby?
The nearest supermarket is Aldi, just 387 metres away. Albert Heijn and Jumbo are also close, at 572 and 584 metres respectively. There are 44 supermarkets within 5 km, so you have plenty of options for groceries.
Which schools are in the area?
For primary education, Kbs John F. Kennedy is 406 metres away, and Kindcentrum De Wisselaar is 592 metres away. For secondary education, Newmancollege is 598 metres away. There are 65 schools within 5 km, so there are many choices.
How is the public transport connection?
The nearest bus stop is Breda, Brusselstraat, just 189 metres away, served by bus line 1. The train station Breda is 1.4 km away, which is about a ten-minute walk. This gives you options for both local and national travel.
What is the neighbourhood like according to residents?
Residents of the district give it an average score of 7.07, based on nine reviews. One resident says: "It can be cosy here but a lot of arguments/problems can arise." Another notes: "Lots of older people live here but I live nicely opposite the shopping centre." These reviews reflect the district, not just this specific neighbourhood.
How does the price per m² compare to the neighbourhood average?
The asking price per m² is €3,966, based on the agent's living area of 116 m². The average asking price per m² in the neighbourhood is €3,639. So this home is priced higher per square metre than the neighbourhood average.
Statistics for Biesdonk
Figures on residents, liveability and the housing market
| Sale price | €314,941 | €295,000 |
|---|---|---|
| Sale per m² | €3,639 | – |
Experiences from Breda noord
How residents experience their district
Very dangerous my neighbourhood. I work as a volunteer for the last 32 years, but the situation is very very dangerous. Police don't listen. There is no gathering of the neighbourhood in the last two years. I always clean my street. Geeren Zuid Park. I have worked with Werk aan de wijk. I made art workshops. Municipality Breda didn't give 400 euros for material costs, only gave 200, so I asked my family for 1000 US dollars so I could buy materials. I'm sorry, but senior people get no respect here in Breda. (I was racially abused by a security guard in ALDI supermarket as I was giving my trolley to an old lady.) It hurts a lot as I worked for United Nations Goodwill Ambassadors for the last 50 long years, UNICEF, UNESCO, SAVE THE CHILDREN, NCIV Mr Pronk, Voices Of The Earth, for enlightenment in the visions of tomorrow. Pass the torch on to others. Hold on to the memories of yesterday. Even a small memory goes a long, long way and fulfils its purpose in eternity. Quote by M. Bugi. Help declare KALASH a tribe in the Hindukush Mountains as a United Nations World Heritage Site. We have been helping Kalash since 1980 - http://www.indigenouspeople.net/chitral.htm...
Auto-translated to English by AIWell, I think it's going downhill. I've lived here for 26 years. Everything is mixed together and that sometimes clashes. I don't have any trouble with anyone, I don't meddle with anyone either, I greet everyone and go back inside. Recently they kicked in the gates and the sheds because I live downstairs and they looked in mine, but there was only junk. I think they were looking for electric bikes. Well, I don't have a scooter, so tough luck. No, the neighbourhood is going downhill. It's a shame because I like living here, but there's no cosiness anymore. At 6 o'clock you don't see a soul outside. I sit in my garden and I just don't see anyone walking on the galleries, because that's what I look out onto. I was born in a working-class neighbourhood, everything was different there. We were there for each other and at the time we'd have coffee together and have a good gossip hahahahah. That's not the case here, which I think is a shame. Groendijplein is also difficult to reach for deliveries, that's also rubbish. You have to go to a pickup point. I don't have a car, so you have to bother people again to give me a lift. Really annoying. This used to be a 55-plus flat, now it's not anymore. Everything mixed together.
Auto-translated to English by AII grew up here and have lived in Breda since birth. I do think the neighbourhood could use a new facility. When young people want to do something here in Geeren Zuid, they usually go to the shopping centre, which only results in more loitering youths.
Auto-translated to English by AIEveryone greets each other, Dutch and foreigners
Auto-translated to English by AINo trouble at all
Auto-translated to English by AIIt's a decent neighbourhood overall, but around the shops it can sometimes be unsafe. There are sometimes characters who find girls a bit too interesting.
Auto-translated to English by AII am currently doing an internship in Hart voor Breda Noord, where we deal with many residents and issues in the neighbourhood. The neighbourhood is very pleasant to live in, though not always safe as there are many incidents. This could of course be better; deploying a lot of police would not be a good idea, as it only scares the residents! Furthermore, more camera surveillance and weekly patrols would sometimes be nice. A neighbourhood officer who is social and open to the neighbourhood and residents could help a lot with this. In terms of location, residents, accessibility, and social cohesion, it is a good neighbourhood. Our neighbourhood is seen as a deprived area, which actually carries a negative connotation, while if you have lived here for 20 years, you have a very different view than people from outside the neighbourhood. It is a cosy neighbourhood with a lot of diversity, which you might think would not promote social cohesion, but that is certainly the case. We are interested in each other's culture and way of life, and this actually brings everyone closer together! Our differences also make us special compared to others. Not everyone knows each other in the neighbourhood, but from what I have experienced, everyone, regardless of their situation, gets along well. We also take good care of the neighbourhood itself; streets are mostly always tidy, filled with trees and small canals, very beautiful. And then we have the various large diverse playgrounds, from swings to zip lines, found in almost every corner! Very nice for both children and the whole family :).
Auto-translated to English by AIWhether it's summer or winter, it's always cosy in the Belcrum! There's lots of greenery and fun things to do for children! Traffic follows the rules. A perfect neighbourhood for your family and your children!
Auto-translated to English by AIStatistics for Breda noord
Figures on residents, liveability and the housing market
| Sale price | €439,988 | €396,458 |
|---|---|---|
| Sale per m² | €4,396 | – |
| Rent price | €1,566 p/m | €1,461 p/m |
| Rent per m² | €18 p/m | – |
Experiences from Breda
How residents experience their municipality
Very dangerous my neighbourhood. I work as a volunteer for the last 32 years, but the situation is very very dangerous. Police don't listen. There is no gathering of the neighbourhood in the last two years. I always clean my street. Geeren Zuid Park. I have worked with Werk aan de wijk. I made art workshops. Municipality Breda didn't give 400 euros for material costs, only gave 200, so I asked my family for 1000 US dollars so I could buy materials. I'm sorry, but senior people get no respect here in Breda. (I was racially abused by a security guard in ALDI supermarket as I was giving my trolley to an old lady.) It hurts a lot as I worked for United Nations Goodwill Ambassadors for the last 50 long years, UNICEF, UNESCO, SAVE THE CHILDREN, NCIV Mr Pronk, Voices Of The Earth, for enlightenment in the visions of tomorrow. Pass the torch on to others. Hold on to the memories of yesterday. Even a small memory goes a long, long way and fulfils its purpose in eternity. Quote by M. Bugi. Help declare KALASH a tribe in the Hindukush Mountains as a United Nations World Heritage Site. We have been helping Kalash since 1980 - http://www.indigenouspeople.net/chitral.htm...
Auto-translated to English by AISafety is good. Hygiene is good, slightly less in some places because there is a McDonald's where some people don't clean up their rubbish. I don't have any trouble with this, and occasionally someone from McDonald's comes to clean it up. So I gave it a passing grade. Housing is also good. Everything is spacious. Accessibility for cars and cyclists is good. There is also a station reasonably close by. There is no school in the neighbourhood, so no education. You have to cycle a bit for that. About the community: it's fine. There is a neighbourhood party every year, but nothing more. I don't feel the need for that either. The neighbourhood is also reasonably green because the houses are spaced out. Many people have greenery in their own gardens. Just as there is no school, there are also no facilities. You have to cycle a bit for that again. Conclusion: I live well here. The neighbourhood is especially suitable for people who want to live spaciously and quietly. For elderly people who have difficulty walking, this neighbourhood is not suitable.
Auto-translated to English by AIGreat!! Everyone knows each other. (except the Dutch residents who have recently moved in) If these people also make an effort to get to know the Moluccan residents, it will only get better. After the renovation, quite a few owner-occupied houses with Dutch residents have been added. If both parties make some effort to adapt, we will become a beautiful residential area.
Auto-translated to English by AIGood experiences
Auto-translated to English by AII have lived in Kroeten my whole life, and have always lived positively here. It is a nice, tidy neighbourhood with various amenities nearby.
Auto-translated to English by AII 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. The Albert Heijn is a 5-minute bike ride or a 15-minute walk. The station is a 15-20 minute bike ride. There are many large, beautiful houses to admire here, the atmosphere feels very village-like, and it's all very lovely. It also feels safe.
Auto-translated to English by AIBeautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here. A chat is part of it every now and then.
Auto-translated to English by AII myself quite like living here
Auto-translated to English by AIStatistics for Breda
Figures on residents, liveability and the housing market
| Sale price | €680,105 | €582,542 |
|---|---|---|
| Sale per m² | €4,793 | – |
| Rent price | €1,797 p/m | €1,827 p/m |
| Rent per m² | €19 p/m | – |
Location and amenities
Anderlechtstraat 14, Breda
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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