A friendly start in Overkroeten
This terraced house on Overkroetenlaan 9 sits in Overkroeten, a residential area in the north-west of Breda. The street is quiet, with a mix of similar homes from the early nineties. At €447,500, the asking price is keen compared with the average asking price in the neighbourhood, which comes to €589,864. It is also the least expensive of the 11 homes currently for sale in this part of Breda. For a sense of what else is on the market, you can compare it with other [terraced houses in Breda].
Inside the home
Built in 1993, this house offers five rooms spread over three floors, with four bedrooms and one bathroom. The living area is 113 m² according to the agent, while the BAG registration lists 116 m²; the plot is 143 m² in both. The garden, which faces north-west and is accessible via the back alley, measures 63 m², and there is also a front garden. The home has full ownership, and the agent notes insulation in the roof, walls and floor, plus double glazing and a central heating boiler. The energy label is A, which is an efficient label.
Life in Overkroeten
Overkroeten is a neighbourhood where people tend to stay. Residents of the wider district give it an average score of 8.31 out of 10, based on eight reviews. One resident, who has lived here for over 30 years, says: "Friendly neighbours who have often known each other for years. Little turnover in the neighbourhood. Lots of greenery and nature." Another adds: "It is a nice, tidy neighbourhood with various amenities nearby." The area counts around 3,050 residents, and most homes here were built between 1990 and 2010. For more on what this part of Breda is like, have a look at [the Overkroeten neighbourhood].
Amenities and getting around
The daily essentials are close by. Albert Heijn is just around the corner, and Jumbo is a couple of streets away. For primary education, Kbs De Driezwing is on your doorstep, and Openbare Basisschool De Wildert is a five-minute walk. The nearest pharmacy, Service Apotheek Kroeten, is just around the corner, while the nearest GP practice is in Terheijden, about 2.5 km away. Bus line 3 stops at Breda, Overkroetenlaan, just around the corner, and the nearest train station is Breda-Prinsenbeek, about 2 km away. The municipality of Breda is well served by these connections, and you can read more about [the municipality of Breda] for the wider area.
WOZ value and address data
The WOZ value for this home, as of 1 January 2025, is €413,000. The asking price is 8% above this value. Between 2020 and 2025, the WOZ value rose by 51%, from €274,000 to €413,000. As for the area, the noise level from road traffic is 53 dB Lden, which is above the norm, while railway noise is 33 dB Lden, 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, and the current flood risk is low, as is heat stress; by 2050, heat stress is expected to be medium. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, this home is offered via multiple channels, including EHP Makelaardij. The listing has been available since 28 October 2026.
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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 9, Breda
How does the asking price compare with other homes in Overkroeten?
The asking price of €447,500 is 24% below the average asking price in the neighbourhood, which is €589,864. It is also the least expensive of the 11 homes currently for sale in Overkroeten. The price per square metre, based on the agent's living area of 113 m², is €3,960, which is 6% below the neighbourhood average of €4,194 per m².
What is the layout of this terraced house?
The home has five rooms in total, including four bedrooms and one bathroom, spread over three floors. The living area is 113 m² according to the agent, while the BAG registration lists 116 m². The plot is 143 m². There is a garden of 63 m² facing north-west, accessible via the back alley, plus a front garden.
What is the WOZ value of this property?
The WOZ value, as of 1 January 2025, is €413,000. The asking price is 8% above this value. Over the past five years, the WOZ value has increased by 51%, from €274,000 in 2020 to €413,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the noise levels like at this address?
According to public data, the noise level from road traffic at this address is 53 dB Lden, which is above the norm. Railway noise is 33 dB Lden, which is below the norm. These are area-level indications based on data from Atlas Leefomgeving, not a measurement at the property itself.
What is the foundation risk in this area?
The foundation risk indication for this address is low. The soil type is peat, which is noted as sensitive to settling. This is an area-level indication from public data, not an inspection of this specific home. It means the risk is assessed as low for the area, but individual properties can vary.
Which supermarkets are near this home?
Albert Heijn is about 656 metres away, and Jumbo is about 794 metres away. Lidl is a bit further, at about 1.3 km. These are the nearest supermarkets within a 5 km radius, which includes 28 in total. For daily groceries, the closest options are within a short walk or bike ride.
What schools are close to Overkroetenlaan 9?
The nearest primary school is Kbs De Driezwing, about 203 metres away. Openbare Basisschool De Wildert is about 380 metres away, and Kbs Kievitsloop is about 430 metres away. For secondary education, Graaf Engelbrecht for mavo/havo/vwo is about 776 metres away. All are within easy reach.
How is the public transport in this area?
Bus line 3 stops at Breda, Overkroetenlaan, about 245 metres away, and also at Breda, Lange Slagen, about 258 metres away. The nearest train station is Breda-Prinsenbeek, about 2.1 km away. These connections provide access to the wider region, though specific destinations and frequencies are not listed.
What do residents say about living in this district?
Residents of the wider 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, who has lived here for over 30 years, mentions "friendly neighbours" and "lots of greenery and nature." These reviews reflect the district, not just Overkroeten itself.
What is the energy label of this home?
The energy label is A, which is an efficient label. The agent also notes insulation in the roof, walls and floor, plus double glazing. The home has a central heating boiler. These are separate facts; the label itself does not indicate the condition of the construction.
