A striking end-of-terrace home near the station
This is a home with real presence. A modern end-of-terrace house from 2011, it stands in the Station neighbourhood of Breda, a stone's throw from the city centre. With a living area of 162 square metres according to the agent, it is a substantial property. The asking price of €875,000 sits well above the average asking price in the neighbourhood, which is €515,071, and also above the average for terraced houses in Breda. That puts this home on the high side of the market.
Six rooms across three floors
The agent describes this as a herenhuis, an end-of-terrace house with six rooms, five bedrooms and two bathrooms spread over three floors. The volume is 572 cubic metres. There is a garden at the rear, and the property is offered in full ownership. The energy label is A, which is an efficient label. According to the BAG registration the living area is 158 square metres, while the agent lists 162 square metres.
Life in the Station neighbourhood
This is a neighbourhood with a split personality. It is a busy, urban area, with 2,310 residents and a very high address density of 3,529 per square kilometre. Residents of the district give it an average score of 7.06, based on seven reviews. One resident says: "Beautiful neighbourhood, good experiences." Another is less positive: "Lots of drug addicts and homeless people hanging around here. The front door looks like a rubbish dump, nobody cleans it up, the council does nothing about it." A third mentions noise at night and theft of bicycles. The neighbourhood has 14 homes for sale, with an average asking price of €515,071. The Station neighbourhood is clearly a place of contrasts.
Daily life around the corner
The practical side of life is well covered here. The nearest supermarket, an AH to go, is on your doorstep, with a SPAR just around the corner and a Jumbo a couple of streets away. Kbs St. Joseph primary school is on your doorstep, and Stedelijk Gymnasium Breda is just around the corner. The GP practice Huisartsenpraktijk Majdandzic is just around the corner, and the pharmacy Medsen Apotheek Doornbos is a ten-minute walk. Bus stops at Sophiastraat and Nassausingel, served by lines 1, 5 and 8, are just around the corner, and Breda train station is a five-minute walk. The municipality of Breda offers all this within easy reach.
WOZ value and address data
The WOZ value is €686,000, with a reference date of 1 January 2025. The asking price is 28% above the WOZ value. Between 2020 and 2025 the WOZ value rose by 20%, from €572,000 to €686,000. The address data shows road traffic noise at 54 dB Lden, which is above the noise standard, while railway noise at 39 dB and aircraft noise at 26 dB are both below the standard. The foundation risk indication is low, with sandy soil. Pluvial flooding at heavy rain is elevated, 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.
Offered via multiple channels
At the time of writing the home is offered via three channels, including Schonck, Schul & Compagnie.
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Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
Outdoor space
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 Smits van Waesberghestraat 11, Breda
What is the asking price for this home?
The asking price is €875,000. That is 28% above the WOZ value of €686,000, and it is also well above the average asking price in the Station neighbourhood, which is €515,071. The price per square metre, based on the agent's listed living area of 162 m², is €5,401.
How many bedrooms and bathrooms does this home have?
According to the agent, this end-of-terrace house has six rooms in total, including five bedrooms and two bathrooms, spread over three floors. The volume is 572 cubic metres. There is a garden at the rear, and the property is offered in full ownership.
What is the WOZ value of this property?
The WOZ value is €686,000, with a reference date of 1 January 2025. The asking price is 28% above this value. Between 2020 and 2025 the WOZ value increased by 20%, from €572,000 to €686,000.
What is the foundation risk for this address?
The foundation risk indication for this address 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. The address also shows elevated pluvial flooding risk at heavy rain, while flood risk is low both now and in 2050.
What amenities are nearby?
The nearest supermarket is an AH to go at 484 metres, with a SPAR at 504 metres and a Jumbo at 698 metres. Kbs St. Joseph primary school is at 118 metres, and Stedelijk Gymnasium Breda at 299 metres. The GP practice Huisartsenpraktijk Majdandzic is at 183 metres, and the pharmacy Medsen Apotheek Doornbos at 822 metres.
How is the public transport in this area?
The nearest bus stop is Breda, Sophiastraat at 270 metres, served by lines 1, 5 and 8. Breda train station is at 456 metres. This makes it easy to reach other parts of the city and beyond.
What is the energy label of this home?
The energy label is A, which is an efficient label. The home was built in 2011. The energy label says nothing about the structural condition of the home, only about its energy performance.
How does the living area compare to the neighbourhood average?
The agent lists the living area at 162 m², which is 45% larger than the neighbourhood average of 112 m². The BAG registration states 158 m². The plot is 1,620 m², which is a large plot for a terraced house in this area.
What do residents say about the Station neighbourhood?
Residents of the district give it an average score of 7.06, based on seven reviews. One resident says: "Beautiful neighbourhood, good experiences." Another mentions "lots of drug addicts and homeless people hanging around here" and noise at night. A third notes theft of bicycles and noise during holidays and festivals.
Is there a garden with this property?
Yes, the agent mentions a garden at the rear of the property. The home is an end-of-terrace house, so the garden is at the back. The plot size is 1,620 m² according to the BAG registration.
