A spacious terraced house in Heuvel
Heuvelstraat 25 is a terraced house from 1930, sitting in the Heuvel neighbourhood of Breda. With nine rooms spread over three floors, this is a home with plenty of space. The asking price is €450,000. For context, the average asking price for homes in Heuvel is €457,379, and the median is €435,000. If you are looking at terraced houses in Breda, this one stands out for its size.
The home itself
The agent lists a living area of 168 m², while the BAG registration records 174 m². The plot is 144 m² according to both sources. Inside, you will find nine rooms, including eight bedrooms and two bathrooms, across three floors. The volume is 604 m³. The energy label is D, which means you can expect moderate energy costs. The home was built in 1930, a fact that speaks for itself.
Life in Heuvel
Heuvel is a neighbourhood where residents give an average score of 6.69 out of 10, based on ten reviews. One resident says: "Quiet and spacious layout. Safety 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." Another resident says: "Beautiful, 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." A third resident simply says: "I myself quite like living here." These reviews describe the district of Breda west, not just Heuvel itself. The neighbourhood has about 8,100 residents, and half of the households are single-person households. For more on the Heuvel neighbourhood, the picture is one of a quiet, spacious area.
Amenities and transport
For daily errands, Jumbo and Lidl are just around the corner, both, and Albert Heijn is a ten-minute walk away. The nearest GP, Huisartsenpraktijk Panta Rhei, is on your doorstep, and the BENU Apotheek de Heuvel is a couple of streets away. For schools, Curio prinsentuin van cooth (secondary education) is just around the corner, and Kbs De Parel (primary) is a ten-minute walk. Public transport is well within reach: bus stops at Dr. Struyckenplein (lines 4 and 374) are just around the corner, and the train station Breda is about 2.7 km away. The wider municipality of Breda offers everything else you might need.
WOZ and address data
The WOZ value is €535,000, with a reference date of 1 January 2025. The asking price is 16% below the WOZ value. Between 2020 and 2025, the WOZ value rose by 39%, from €386,000 to €535,000. As for address-level risks, these are area-level indications, not an inspection of this specific home. The noise from road traffic is 62 dB Lden, which is above the noise standard (reference year 2022); railway noise is 33 dB Lden, below the standard. The foundation risk indication is low, and the soil type is sand. For climate, pluvial flooding at heavy rain is medium, while flood risk is low now and in 2050; heat stress is low now but medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Kern Makelaars Tilburg and Kern Makelaars Breda.
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Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
Outdoor space
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 Heuvelstraat 25, Breda
How does the asking price compare with the WOZ value?
The asking price of €450,000 is 16% below the WOZ value of €535,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre, based on the agent's listed living area of 168 m², is €2,679. This is lower than the neighbourhood average asking price per square metre of €4,304, but the home is larger than average.
What is the layout of this terraced house?
According to the agent, the home has nine rooms, including eight bedrooms and two bathrooms, spread over three floors. The living area is listed as 168 m², while the BAG registration records 174 m². The plot is 144 m². The volume is 604 m³. This is a spacious layout for a terraced house, with more bedrooms than most homes in the area.
What is the energy label and what does it mean for costs?
The energy label is D. This is not the most efficient label, so you can expect moderate energy costs for heating and electricity. The home was built in 1930, which is a fact about its age. In the neighbourhood, 34.5% of homes for sale have an energy label A or better, and 44.8% have label A, so this home's label is less efficient than much of the current supply.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data. The soil type is sand. This is an area-level indication, not an inspection of this specific home. The home was built in 1930, which is before 1970, a factor that is noted in the risk data. No further details are provided.
What are the noise levels around Heuvelstraat 25?
The road traffic noise at this address is 62 dB Lden, which is above the Dutch noise standard, based on 2022 data. Railway noise is 33 dB Lden, which is below the standard, based on 2023 data. These are area-level indications from public sources, not measurements taken at the property itself.
What supermarkets and schools are nearby?
Jumbo and Lidl are both at 313 metres, just around the corner, and Albert Heijn is at 857 metres, a ten-minute walk. For schools, Curio prinsentuin van cooth (secondary education) is at 214 metres, and Kbs De Parel (primary education) is at 612 metres. The nearest GP is Huisartsenpraktijk Panta Rhei at 139 metres, and the pharmacy BENU Apotheek de Heuvel is at 594 metres.
How is the public transport connection from this home?
The nearest bus stop is Breda, Dr. Struyckenplein, at 265 metres, served by lines 4 and 374. Another stop, Breda, Dr. Struyckenstraat, is at 358 metres with line 374. The train station Breda is at 2,691 metres, about a 30-minute walk or a short cycle. No travel times or destinations are specified in the data.
What do residents say about living in this area?
Residents of the district Breda west give an average score of 6.69 out of 10, based on ten reviews. One resident says: "Quiet and spacious layout. Safety 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." Another says: "Beautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here." These reviews reflect the district, not just Heuvel.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home increased by 39%, from €386,000 to €535,000. The reference date for the current WOZ value is 1 January 2025. This development is precomputed from municipal data and shows a steady rise over the period, with the value going from €386,000 in 2020 to €423,000 in 2021, €471,000 in 2022, €488,000 in 2023, €502,000 in 2024, and €535,000 in 2025.
Is this home suitable for a large household?
The home has eight bedrooms and two bathrooms, according to the agent, which suggests it can accommodate a large household. The living area is 168 m² (agent) or 174 m² (BAG), and the plot is 144 m². The neighbourhood has a mix of household types, with 27% of households having children and 50% being single-person households. Whether it suits you depends on your needs.
