Ma Ueberfeldtstraat 7
Kesteren, Breda
NeighbourhoodA quiet spot in Kesteren
This terraced house sits on a quiet road in the Kesteren neighbourhood, part of the Breda noord-west district. Built in 1988, it's a home with a practical layout and a garden at both front and back. The asking price of €389,000 is in line with the market, especially when you look at terraced houses in Breda.
Inside the home
The agent describes this as a five-room house with four bedrooms and one bathroom spread over three floors. The living area is listed at 113 m² by the agent, while the BAG registration records 119 m². The plot is 181 m² according to both. The home has full ownership, and the agent mentions insulation in the roof, double glazing, wall and floor insulation. Heating comes from district heating. There's a garden to the northwest, accessible via the back.
Life in Kesteren
Residents of the wider district give it an average score of 8.31 out of 10, based on eight reviews. One resident says: "I have lived in Kroeten my whole life, and have always lived positively here. It is a nice, tidy neighbourhood with various amenities nearby." Another adds: "Have 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." The neighbourhood has around 3,745 inhabitants, and most homes were built between 1970 and 1990. For more on the area, see the Kesteren neighbourhood.
Amenities and transport
For daily errands, the Lidl is just around the corner, and an Albert Heijn is a ten-minute walk away. Primary school PCBS De Rietvink is a couple of streets away, and secondary school Graaf Engelbrecht is also close by. The nearest GP is Huisartsenpraktijk Prinsenbeek, about 2 km away, and the pharmacy Service Apotheek Kroeten is a ten-minute walk. Bus line 3 stops at Breda, Alexberg, just around the corner, and the train station Breda-Prinsenbeek is a ten-minute walk. All this is part of the municipality of Breda.
WOZ and address data
The WOZ value is €380,000 as of 1 January 2025, and the asking price is 2% above that. The WOZ has developed over the past five years, though the exact figures are not provided here. As for risks, the noise from road traffic is 45 dB Lden and from rail traffic 39 dB Lden, both below the norm. The foundation risk indication is low, with sandy soil. Pluvial flooding risk is low, as is current flood risk, though heat stress is expected to become medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including EHP Makelaardij and EHP Makelaardij.
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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 Ma Ueberfeldtstraat 7, Breda
How does the asking price compare to the WOZ value?
The asking price is €389,000, while the WOZ value is €380,000 as of 1 January 2025. That means the asking price is 2% above the WOZ value. The WOZ is the municipal valuation, not the current market value, so this comparison is just one indicator of how the price relates to the official valuation.
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 listed as 113 m² by the agent, while the BAG registration records 119 m². The plot is 181 m². There is a garden at the front and back, with the back garden facing northwest 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. The agent also mentions insulation in the roof, double glazing, wall insulation and floor insulation. Heating is provided by district heating. These are separate facts: the label indicates efficiency, and the insulation features are as described by the agent.
What are the noise levels around this address?
The noise from road traffic is 45 dB Lden, and from rail traffic 39 dB Lden, both measured in 2022 and 2023 respectively. Both are below the noise norm. These are area-level indications from public data, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication is low, and the soil type is sand. This is an area-level indication based on public data, not an inspection of this specific home. It gives a general sense of the risk in the area, but a structural survey would be needed for a definitive assessment.
What are the flood and climate risks?
The pluvial flooding risk is low, as is the current flood risk. By 2050, the flood risk is expected to remain low, but heat stress is expected to become medium. These are area-level indications from the Klimaateffectatlas, not predictions for this specific property.
Which supermarkets are nearby?
The nearest supermarket is a Lidl, just around the corner at about 294 metres. An Albert Heijn is about 1.2 km away, and a Jumbo is about 1.4 km away. There are several other supermarkets within 5 km, so you have plenty of options for groceries.
What schools are close to this home?
Primary school PCBS De Rietvink is about 452 metres away, and secondary school Graaf Engelbrecht for mavo/havo/vwo is about 458 metres away. Other primary schools like Kbs Olympia and Kbs De Werft are also within a short distance, so there are several educational options nearby.
How is the public transport in this area?
Bus line 3 stops at Breda, Alexberg, about 329 metres away, and also at Breda, Muizenberglaan and Breda, Laaghamlaan, all within about 400 metres. The nearest train station is Breda-Prinsenbeek, about 875 metres away, so you have both bus and train connections close by.
What is the neighbourhood like according to residents?
Residents of the wider district give it an average score of 8.31 out of 10, based on eight reviews. One resident says: "I have lived in Kroeten my whole life, and have always lived positively here. It is a nice, tidy neighbourhood with various amenities nearby." Another says: "Have lived here for over 30 years. And from the start, to my satisfaction. Friendly neighbours who have often known each other for years."
Experiences from Kesteren
How residents experience their neighbourhood
I 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 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 AIStatistics for Kesteren
Figures on residents, liveability and the housing market
| Sale price | €428,056 | €444,500 |
|---|---|---|
| Sale per m² | €3,982 | – |
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 | €485,154 | €459,529 |
|---|---|---|
| Sale per m² | €3,892 | – |
| Rent price | €1,950 p/m | €1,950 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 | €638,344 | €580,619 |
|---|---|---|
| Sale per m² | €4,817 | – |
| Rent price | €1,756 p/m | €1,707 p/m |
| Rent per m² | €19 p/m | – |
Location and amenities
Ma Ueberfeldtstraat 7, 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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