A calm spot in Overkroeten
This terraced house sits on a quiet road in a residential area of Overkroeten, a neighbourhood in the north-west of Breda. The home was built in 1993 and has an energy label B. With an asking price of €695,000, the price is on the high side compared to other homes in the area. For context, the average asking price for terraced houses in Breda sits at €600,222, which puts this property 16% above the neighbourhood average.
The home itself
According to the agent, this is a six-room home spread over three floors, with four bedrooms and two bathrooms. The living area is listed at 171 m² by the agent, while the BAG registration records 188 m². The plot measures 222 m². The property has a front and rear garden facing north-east, a French balcony, and no garage, though one could be added. It is fully owned, with insulation including roof insulation, double glazing, wall insulation and floor insulation, and heating via a central heating boiler.
Life in Overkroeten
Residents of the wider district, which includes Overkroeten, give their area 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 been living here for quite a while and always had good experiences, very happy!" A third resident, who has lived there for over 30 years, mentions "friendly neighbours who have often known each other for years" and "lots of greenery and nature." The neighbourhood itself has around 3,095 residents, with a mix of ages and household types. For more on the area, see the Overkroeten neighbourhood.
Amenities and transport
Daily errands are well covered. The nearest supermarket, an Albert Heijn, is just around the corner, with a Jumbo a couple of streets away and a Lidl a ten-minute walk. For primary education, Kbs De Driezwing is on your doorstep, and Openbare Basisschool De Wildert is just around the corner. The nearest pharmacy, Service Apotheek Kroeten, is just around the corner, while the nearest GP practice is in Terheijden, a bit further out. Bus line 3 stops at Breda, Overkroetenlaan on your doorstep, and the nearest train station is Breda-Prinsenbeek, about two kilometres away. All of this sits within the municipality of Breda.
WOZ and address data
The WOZ value for this home is €659,000, based on the reference date of 1 January 2025. The asking price is 5% above this value. Between 2020 and 2025, the WOZ value rose by 82%, from €363,000 to €659,000. As for address-level risk data, the road traffic noise is measured at 54 dB Lden, which is above the noise standard, while railway noise is at 33 dB Lden, below the standard. The foundation risk indication is low, though the soil is peat, which is sensitive to settlement. Pluvial flooding risk is low, as is current flood risk, with heat stress currently low 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 Egan Makelaardij B.V. and other listings.
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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 Overkroetenlaan 26, Breda
How does the asking price compare to the WOZ value?
The asking price of €695,000 is 5% above the WOZ value of €659,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value increased by 82%, from €363,000 to €659,000.
What is the layout of this home?
According to the agent, this is a six-room home spread over three floors, with four bedrooms and two bathrooms. The living area is listed at 171 m² by the agent, while the BAG registration records 188 m². The plot measures 222 m². There is a front and rear garden facing north-east, a French balcony, and no garage, though one could be added.
What is the energy label and what does it mean for costs?
The home has an energy label B. This is an efficient label, which generally means lower energy costs compared to less efficient labels. The agent also states that the home has roof insulation, double glazing, wall insulation and floor insulation, along with a central heating boiler.
What are the noise levels around this address?
According to public risk data, the road traffic noise at this address is measured at 54 dB Lden, which is above the noise standard. Railway noise is measured at 33 dB Lden, which is below the standard. These are area-level indications based on public data, not a measurement of this specific home.
What is the foundation risk for this property?
The foundation risk indication for this address is low, according to public risk data. The soil type is peat, which is noted as sensitive to settlement. This is an area-level indication from public sources, not an inspection of this specific home.
What amenities are nearby?
The nearest supermarket is an Albert Heijn about 550 metres away, with a Jumbo at around 685 metres and a Lidl at about 1.2 kilometres. For primary education, Kbs De Driezwing is about 177 metres away, and Openbare Basisschool De Wildert is at around 293 metres. The nearest pharmacy, Service Apotheek Kroeten, is about 226 metres away.
How is the public transport connection?
Bus line 3 stops at Breda, Overkroetenlaan, about 103 metres from the home. There are additional stops on the same line at Breda, Lange Slagen and Breda, Regenwulp. The nearest train station is Breda-Prinsenbeek, about 2 kilometres away.
What do residents say about the area?
Residents of the wider district, which includes Overkroeten, give their area 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 mentions "friendly neighbours who have often known each other for years" and "lots of greenery and nature."
How does the price compare to other homes in the neighbourhood?
The asking price of €695,000 is 16% above the neighbourhood average asking price of €600,222. The median asking price in the neighbourhood is €595,000, with prices ranging from €495,000 to €735,000. The average price per square metre in the neighbourhood is €4,261.
What is the flood risk for this address?
According to public climate data, the pluvial flooding risk is low, and the current flood risk is also low. The flood risk for 2050 is projected to remain low. Heat stress is currently low but is projected to be medium by 2050. These are area-level indications, not an assessment of this specific home.
