Kraanvogel 23
Muizenberg, Breda
NeighbourhoodA quiet spot in Muizenberg
Tucked away on a quiet road in the Muizenberg neighbourhood, this terraced house from 1990 offers a calm setting within a residential area. The home sits in Breda noord-west, a part of town where life moves at a comfortable pace. With an asking price of €525,000, the price is on the high side compared to the average for terraced houses in Breda.
Inside the home
Step inside and you'll find a generous layout spread over three floors, with seven rooms including five bedrooms and one bathroom. The living area measures 154 square metres according to the BAG registration, while the agent lists it as 151 square metres. The plot is 211 square metres. The home comes with both a front and back garden, oriented to the northwest, and a garage with a carport. It's fully owned, insulated with roof insulation, double glazing and wall insulation, and heated by district heating. The energy label is A, an efficient label.
Life in Muizenberg
Muizenberg is a neighbourhood where residents tend to stay put, as one long-time resident notes: "Friendly neighbours who have often known each other for years. Little turnover in the neighbourhood." Across the district, residents give an average score of 8.31 out of 10, based on eight reviews. Another resident adds, "It is a nice, tidy neighbourhood with various amenities nearby." The area counts about 2,800 residents, and most homes here were built between 1970 and 1990. For more on the area, see the Muizenberg neighbourhood.
Amenities and transport
Daily errands are easy from here. A Lidl is just around the corner, and an Albert Heijn and a Jumbo are a ten-minute walk away. For school, PCBS De Rietvink is on your doorstep, and Graaf Engelbrecht for secondary education is just around the corner. The nearest GP is Huisartsenpraktijk Prinsenbeek, a bit further out, while Service Apotheek Kroeten is a couple of streets away. Bus line 3 stops at Breda, Paradijslaan, just around the corner, and the train station Breda-Prinsenbeek is a ten-minute walk. All within the municipality of Breda.
WOZ and address data
The WOZ value is €509,000 as of 1 January 2025, and the asking price sits 3% above that. As for the area, the noise from road traffic is 47 dB Lden and from rail traffic 36 dB Lden, both below the norm. The foundation risk indication is low, though the soil is peat, which is sensitive to settling. 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. 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 ROGA Makelaars and ROGA 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 Kraanvogel 23, Breda
How does the asking price compare to the WOZ value?
The asking price of €525,000 is 3% above the WOZ value of €509,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. This comparison is a factual observation; whether the price is reasonable depends on your own assessment of the home and the market.
What is the layout of this home?
This terraced house has seven rooms in total, including five bedrooms and one bathroom, spread over three floors. The living area is 154 square metres according to the BAG registration, while the agent lists it as 151 square metres. The plot is 211 square metres. There is a front and back garden, and a garage with a carport.
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 relatively low energy costs compared to less efficient labels. The home also has roof insulation, double glazing and wall insulation, and is heated by district heating. These features contribute to the overall energy performance.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to area-level data. However, the soil type is peat, which is sensitive to settling. This is an area-level indication, not an inspection of this specific home. It's a fact to be aware of, but no action is suggested here.
What are the flood and heat stress risks?
For this address, the risk of pluvial flooding at heavy rain is medium, while the flood risk from rivers or the sea is low both now and in 2050. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications from public data, not a property-specific assessment.
What amenities are nearby?
A Lidl supermarket is just around the corner, and an Albert Heijn and a Jumbo are within a ten-minute walk. For primary education, PCBS De Rietvink is on your doorstep, and Graaf Engelbrecht for secondary education is just around the corner. The nearest pharmacy is Service Apotheek Kroeten, a couple of streets away.
How is the public transport in this area?
Bus line 3 stops at Breda, Paradijslaan, just around the corner, and also at Breda, Regenwulp and Breda, Muizenberglaan, both a couple of streets away. The nearest train station is Breda-Prinsenbeek, about a ten-minute walk. This gives you options for getting around without a car.
What is the neighbourhood like according to residents?
Residents of the district give an average score of 8.31 out of 10, based on eight reviews. One resident says: "It is a nice, tidy neighbourhood with various amenities nearby." Another notes: "Friendly neighbours who have often known each other for years. Little turnover in the neighbourhood." These reviews reflect the wider district, not just this specific neighbourhood.
How many homes are for sale in the neighbourhood?
In the Muizenberg neighbourhood, there are currently 7 homes for sale. The average asking price is €500,429, with a median of €489,000. Prices range from €369,000 to €635,000. The average price per square metre is €3,761, and the average living area is 132 square metres.
What is the crime rate in the neighbourhood?
In the neighbourhood, there were 150 total crimes recorded. This is a factual figure from CBS data. Whether this is high or low depends on your perspective and the size of the area. No judgement is made here.
Experiences from Muizenberg
How residents experience their neighbourhood
Have been living here for quite a while and always had good experiences, very happy!
Auto-translated to English by AIHave lived here for over 30 years. And from the start, to my satisfaction. Friendly neighbours who have often known each other for years. Little turnover in the neighbourhood. Lots of greenery and nature. Education and sports facilities nearby, as well as shops.
Auto-translated to English by AIStatistics for Muizenberg
Figures on residents, liveability and the housing market
| Sale price | €500,429 | €489,000 |
|---|---|---|
| Sale per m² | €3,761 | – |
Experiences from Breda noord-west
How residents experience their district
I 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 AIHave been living here for quite a while and always had good experiences, very happy!
Auto-translated to English by AIHave lived here for over 30 years. And from the start, to my satisfaction. Friendly neighbours who have often known each other for years. Little turnover in the neighbourhood. Lots of greenery and nature. Education and sports facilities nearby, as well as shops.
Auto-translated to English by AII have very cosy neighbours. Things are also often organised within the neighbourhood group. This shows how we as a neighbourhood are part of Breda together.
Auto-translated to English by AIBeautiful neighbourhood and always cosy
Auto-translated to English by AIAlways been good
Auto-translated to English by AII've been living there for just over 6 years in a senior home Fairly quiet street, shops you need in the neighbourhood and otherwise 19 minutes by bike to the shopping centre Heksenwiel Doctor nearby So I'm quite happy there
Auto-translated to English by AICosy neighbourhood where you can have a chat with the friendly neighbours. Very child-friendly with plenty of playgrounds and spots. Lots of green, lots of trees. Nice to take a walk in the residential areas. Easily accessible thanks to the main road around the entire neighbourhood, making it easy to take the exit where you need to be. It could be cleaner in the neighbourhoods, but children are children and unfortunately people just don't think about the environment. But that's the case everywhere. Despite that, I do think it's one of the cleaner neighbourhoods in Breda.
Auto-translated to English by AIStatistics for Breda noord-west
Figures on residents, liveability and the housing market
| Sale price | €463,856 | €440,780 |
|---|---|---|
| Sale per m² | €3,913 | – |
| Rent price | €1,673 p/m | €1,673 p/m |
| Rent per m² | €15 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 | €689,945 | €582,039 |
|---|---|---|
| Sale per m² | €4,788 | – |
| Rent price | €1,758 p/m | €1,688 p/m |
| Rent per m² | €19 p/m | – |
Location and amenities
Kraanvogel 23, 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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