Pieter de Swartstraat 15
Geeren-zuid, Breda
NeighbourhoodA modern terraced house in Geeren-zuid
This 2013 terraced house on Pieter de Swartstraat sits in Geeren-zuid, a lively part of Breda north. With an energy label A and a floor area of 125 m², it's a comfortable, efficient home. The asking price of €390,000 is 20% below the average asking price in the neighbourhood, which stands at €487,800, so it's on the sharp side. For comparison, terraced houses in Breda typically go for more.
Inside the home
Step inside and you'll find five rooms, one bathroom, and two floors, all wrapped up in 420 m³ of volume. The garden faces north and is accessible via the back alley. The home is fully insulated with double glazing, and heating comes from a central heating boiler with partial underfloor heating. Note that the property is subject to a ground lease (erfpacht).
Life in Geeren-zuid
Geeren-zuid is a mixed neighbourhood with about 3,750 residents. It's a busy area, with an address density of 2,715 per km², making it very strongly urban. Residents of the district give it an average score of 7.07, based on nine reviews. One resident says: "It can be cosy here but a lot of arguments/problems can arise." Another notes: "Lots of older people live here but I live nicely opposite the shopping centre." The neighbourhood has its challenges, but it's also a place where people have lived for decades. For more, see the Geeren-zuid neighbourhood.
Amenities and transport
Daily errands are easy: Albert Heijn is just around the corner, and Jumbo is a couple of streets away. For school, Basisschool het Noorderlicht is a five-minute walk, and there's also Islamitische Basisschool Okba Ibnoe Nafi nearby. The GP practice Scheijmans en Laauwen and BENU Apotheek Hoge Vucht are both within a ten-minute walk. Bus line 2 stops at Hendrik Berlagestraat on your doorstep, and Breda train station is about 1.8 km away. All this is part of the municipality of Breda.
WOZ and address data
The WOZ value is €470,000 as of 1 January 2025, which is 17% above the asking price. Between 2020 and 2025, the WOZ value rose by 43%, from €328,000 to €470,000. As for risks, the noise levels from road, rail, and air traffic are all below the legal norm. The foundation risk indication is low, and the soil is sandy. For climate, pluvial flooding and current flood risk are low, but 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 CORPOwonen.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 Pieter de Swartstraat 15, Breda
How does the asking price compare to the WOZ value?
The asking price of €390,000 is 17% below the WOZ value of €470,000, which was set on 1 January 2025. This means the asking price is lower than the municipal valuation. The WOZ value is not the same as the market value, but it's a useful reference point.
What is the energy label and what does it mean for costs?
The energy label is A, which is an efficient label. This means the home is likely to have lower energy costs compared to less efficient homes. The home is fully insulated with double glazing, and heating is provided by a central heating boiler with partial underfloor heating.
What is the layout of the house?
The house has five rooms, one bathroom, and two floors, with a total volume of 420 m³. The living area is 125 m² according to the agent, and 124 m² according to the BAG registration. There is a garden facing north, accessible via the back alley.
Is there a garden and what is its orientation?
Yes, there is a garden, which is a back garden (achtertuin) facing north. It is accessible via the back alley (achterom). The garden is a private outdoor space for the home.
What is the ownership situation?
The property is subject to a ground lease (erfpacht). This means the land is not owned outright but leased from the municipality or another party.
What are the noise levels like in the area?
The noise levels from road traffic are 46 dB Lden, from rail traffic 33 dB Lden, and from air traffic 22 dB Lden, all measured in 2022 and 2023. None of these exceed the legal noise norms. These are area-level indications, not measurements at the property itself.
What is the foundation risk for this home?
The foundation risk indication for the area 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 suggests that foundation issues are unlikely, but it's not a guarantee.
What are the climate risks for this location?
The climate risk indications for the area are: pluvial flooding (heavy rain) is low, current flood risk is low, and flood risk in 2050 is also low. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications.
Which supermarkets are nearby?
There are several supermarkets within a short distance. Albert Heijn is about 650 metres away, Jumbo is about 730 metres, another Jumbo is about 890 metres, and Aldi is about 920 metres. These are all within a ten-minute walk or a short bike ride.
Which schools are in the area?
There are several schools nearby. Basisschool het Noorderlicht is about 520 metres away, Islamitische Basisschool Okba Ibnoe Nafi is about 680 metres, and Curio praktijkschool Breda (secondary education) is about 700 metres. These are all within walking distance.
How is the public transport connection?
The nearest bus stop is Breda, Hendrik Berlagestraat, about 190 metres away, served by bus line 2. There are also stops at Waterdonken and Tilman Suysstraat, both within 400 metres. The nearest train station is Breda, about 1.8 km away.
What is the neighbourhood like?
Geeren-zuid is a very strongly urban neighbourhood with about 3,750 residents. Residents of the district give it an average score of 7.07 out of 10, based on nine reviews. Some residents mention it can be cosy but also that there can be arguments and problems. The neighbourhood has a mix of housing and amenities.
Experiences from Geeren-zuid
How residents experience their neighbourhood
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 AII grew up here and have lived in Breda since birth. I do think the neighbourhood could use a new facility. When young people want to do something here in Geeren Zuid, they usually go to the shopping centre, which only results in more loitering youths.
Auto-translated to English by AIStatistics for Geeren-zuid
Figures on residents, liveability and the housing market
| Sale price | €512,800 | €270,000 |
|---|---|---|
| Sale per m² | €5,094 | – |
Experiences from Breda noord
How residents experience their district
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 AIWell, I think it's going downhill. I've lived here for 26 years. Everything is mixed together and that sometimes clashes. I don't have any trouble with anyone, I don't meddle with anyone either, I greet everyone and go back inside. Recently they kicked in the gates and the sheds because I live downstairs and they looked in mine, but there was only junk. I think they were looking for electric bikes. Well, I don't have a scooter, so tough luck. No, the neighbourhood is going downhill. It's a shame because I like living here, but there's no cosiness anymore. At 6 o'clock you don't see a soul outside. I sit in my garden and I just don't see anyone walking on the galleries, because that's what I look out onto. I was born in a working-class neighbourhood, everything was different there. We were there for each other and at the time we'd have coffee together and have a good gossip hahahahah. That's not the case here, which I think is a shame. Groendijplein is also difficult to reach for deliveries, that's also rubbish. You have to go to a pickup point. I don't have a car, so you have to bother people again to give me a lift. Really annoying. This used to be a 55-plus flat, now it's not anymore. Everything mixed together.
Auto-translated to English by AII grew up here and have lived in Breda since birth. I do think the neighbourhood could use a new facility. When young people want to do something here in Geeren Zuid, they usually go to the shopping centre, which only results in more loitering youths.
Auto-translated to English by AIEveryone greets each other, Dutch and foreigners
Auto-translated to English by AINo trouble at all
Auto-translated to English by AIIt's a decent neighbourhood overall, but around the shops it can sometimes be unsafe. There are sometimes characters who find girls a bit too interesting.
Auto-translated to English by AII am currently doing an internship in Hart voor Breda Noord, where we deal with many residents and issues in the neighbourhood. The neighbourhood is very pleasant to live in, though not always safe as there are many incidents. This could of course be better; deploying a lot of police would not be a good idea, as it only scares the residents! Furthermore, more camera surveillance and weekly patrols would sometimes be nice. A neighbourhood officer who is social and open to the neighbourhood and residents could help a lot with this. In terms of location, residents, accessibility, and social cohesion, it is a good neighbourhood. Our neighbourhood is seen as a deprived area, which actually carries a negative connotation, while if you have lived here for 20 years, you have a very different view than people from outside the neighbourhood. It is a cosy neighbourhood with a lot of diversity, which you might think would not promote social cohesion, but that is certainly the case. We are interested in each other's culture and way of life, and this actually brings everyone closer together! Our differences also make us special compared to others. Not everyone knows each other in the neighbourhood, but from what I have experienced, everyone, regardless of their situation, gets along well. We also take good care of the neighbourhood itself; streets are mostly always tidy, filled with trees and small canals, very beautiful. And then we have the various large diverse playgrounds, from swings to zip lines, found in almost every corner! Very nice for both children and the whole family :).
Auto-translated to English by AIWhether it's summer or winter, it's always cosy in the Belcrum! There's lots of greenery and fun things to do for children! Traffic follows the rules. A perfect neighbourhood for your family and your children!
Auto-translated to English by AIStatistics for Breda noord
Figures on residents, liveability and the housing market
| Sale price | €444,317 | €400,439 |
|---|---|---|
| Sale per m² | €4,416 | – |
| Rent price | €1,566 p/m | €1,461 p/m |
| Rent per m² | €18 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 | €664,408 | €587,165 |
|---|---|---|
| Sale per m² | €4,810 | – |
| Rent price | €1,796 p/m | €1,830 p/m |
| Rent per m² | €19 p/m | – |
Location and amenities
Pieter de Swartstraat 15, 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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