A calm spot in Overkroeten
This terraced house on Spekenblok 12 sits on a quiet road in a residential area of Overkroeten, a neighbourhood in the north-west of Breda. Built in 1992, the home has an energy label A, which is an efficient label. The asking price of €469,000 is keen compared with the average asking price in the neighbourhood, which comes to €583,688. For context, terraced houses in Breda are listed at an average of €4,130 per square metre.
The home itself
According to the agent, this is a single-family terraced house with five rooms, four bedrooms and one bathroom spread over three floors. The living area is listed as 130 m² by the agent, while the BAG registration records 131 m²; the plot is 150 m² in both. The home has a rear garden and is in full ownership. The agent mentions roof and floor insulation, a central heating boiler with partial underfloor heating, and a volume of 447 m³.
Life in Overkroeten
Residents of the district give their living environment an average score of 8.31, 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 3,050 inhabitants, and 64% of the homes are owner-occupied. For more on the Overkroeten neighbourhood, the reviews reflect a settled, green area.
Amenities and transport
Daily errands are easy from here. Albert Heijn is just around the corner, and Jumbo is a couple of streets away. Kbs Kievitsloop primary school is on your doorstep, and Openbare Basisschool De Wildert is a five-minute walk. The nearest GP is Huisartsenpraktijk Onder de Torens in Terheijden, about 2 km away, while Apotheek de Waag Breda is a five-minute walk. Bus stop Breda, Zeggeveen is on your doorstep with line 3, and Breda, Heksenwiellaan is a five-minute walk with lines 3 and 4. The nearest train station is Breda-Prinsenbeek, about 2.6 km away. The municipality of Breda offers further amenities within reach.
WOZ and address data
The WOZ value on 1 January 2025 was €444,000, and the asking price is 6% above that value. Between 2020 and 2025, the WOZ value rose by 61%, from €276,000 to €444,000. As for address-level risks, these are area-level indications, not an inspection of this specific home. The road traffic noise is 49 dB Lden, above the noise standard, while railway noise is 32 dB Lden, below it. The foundation risk indication is low, with sandy soil. Pluvial flooding at heavy rain is medium, and flood risk is low both now and in 2050; heat stress is low now but medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Arsibel Makelaardij and Funda.
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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 Spekenblok 12, Breda
How does the asking price compare with the neighbourhood average?
The asking price of €469,000 is 20% below the average asking price in Overkroeten, which is €583,688. The price per square metre, based on the agent's living area of 130 m², is €3,608, compared with a neighbourhood average of €4,130 per m². This makes the price keen relative to the local market.
What is the layout of this terraced house?
According to the agent, this is a single-family terraced house with five rooms, four bedrooms and one bathroom spread over three floors. The living area is 130 m² per the agent, while the BAG registration records 131 m². The plot is 150 m². There is a rear garden, and the home is in full ownership.
What is the WOZ value of this home?
The WOZ value on 1 January 2025 was €444,000. The asking price is 6% above that value. Over the past five years, the WOZ value has risen by 61%, from €276,000 in 2020 to €444,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the noise levels around this address?
At this address, the road traffic noise is 49 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 32 dB Lden, which is below the standard, based on 2023 data. These are area-level indications from public risk data, not measurements at the home itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low, with sandy soil. This is an area-level indication based on public data, not an inspection of this specific home. No further foundation concerns are indicated in the available data.
What are the flood and heat risks at this address?
Pluvial flooding at heavy rain is indicated as medium, while flood risk is low both now and in 2050. Heat stress is low now but medium by 2050. These are area-level indications from the Klimaateffectatlas, not a property-specific assessment.
Which supermarkets are nearby?
Albert Heijn is about 563 metres away, just around the corner, and Jumbo is at 663 metres, a couple of streets away. Lidl is further, at about 1.8 km. These are the nearest of 24 supermarkets within 5 km.
Which schools are close to this home?
Kbs Kievitsloop primary school is on your doorstep at 98 metres, and Openbare Basisschool De Wildert is at 433 metres, a five-minute walk. For secondary education, Graaf Engelbrecht for mavo/havo/vwo is about 1.3 km away. A total of 29 schools are within 5 km.
What public transport options are available?
Bus stop Breda, Zeggeveen is at 95 metres, with line 3. Breda, Lange Slagen is at 282 metres, also line 3, and Breda, Heksenwiellaan at 488 metres has lines 3 and 4. The nearest train station is Breda-Prinsenbeek, about 2.6 km away.
What do residents say about the district?
Residents of the district give an average score of 8.31, based on eight reviews. One resident says: "It is a nice, tidy neighbourhood with various amenities nearby." Another mentions "friendly neighbours" and "lots of greenery and nature." These reviews describe the district, not specifically Overkroeten.
