A quiet patio home in Heuvel
Tucked away on a quiet road in the Heuvel neighbourhood, this terraced house from 2007 offers a calm setting within a residential area. The home sits in Breda west, a district where residents give their surroundings a 6.69 out of 10 based on ten reviews. With an asking price of €435,000, the home is priced 58% below the average asking price of €1,045,185 for terraced houses in Breda, which puts it on the sharp side of the market.
The home itself
This patio home spans two floors and includes four rooms, two bedrooms and one bathroom. The living area is listed at 114 m² by the agent, while the BAG registration records 120 m². The plot measures 169 m² according to both sources. The home comes with a patio garden and a roof terrace, and it is fully owned. According to the agent, the insulation includes roof insulation, HR glazing, wall insulation and floor insulation, and the heating runs on underfloor heating throughout with a heat recovery system.
Life in Heuvel
Heuvel is a neighbourhood of about 7,900 residents, and the homes here are spaced out with greenery in many gardens, as one resident puts it. A resident says: "Safety 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." Another resident adds: "Beautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here." These reviews describe the district of Breda west rather than Heuvel specifically. The neighbourhood is home to 3,974 dwellings, of which 45% are single-family homes. For more on the area, see the Heuvel neighbourhood.
Amenities and transport
Daily errands are well covered around this home. The nearest supermarket, an Albert Heijn, is a ten-minute walk away, with a Jumbo and a Lidl just a couple of streets further. For primary education, Kbs De Parel is just around the corner, and Kbs De Eerste Rith is a ten-minute walk. The GP practice Bakers en Verhaegen is a ten-minute walk, and the BENU Apotheek de Heuvel is just around the corner. Bus stops on Flierstraat and Rithsestraat are on your doorstep, served by lines 4 and 374. The nearest train station, Breda, is about 3.6 km away. For more on the wider area, see the municipality of Breda.
WOZ and address data
The WOZ value was set at €481,000 on 1 January 2025, and the asking price sits 10% below that value. Between 2020 and 2025, the WOZ value rose by 61%, from €298,000 to €481,000. As for address-level risks, the noise from road traffic is 48 dB Lden and from rail traffic 36 dB Lden, both below the noise standard. The foundation risk indication is low, with sandy soil. Pluvial flooding at heavy rain is medium, while the current flood risk and heat stress are low, though heat stress is expected to become medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Mechel Makelaardij, Mechel B.V. on Vastgoed Nederland, and Mechel Makelaardij on 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 Van Oldenbarneveltstraat 23, Breda
How does the asking price compare to the WOZ value?
The asking price of €435,000 is 10% below the WOZ value of €481,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025, the WOZ value increased by 61%, from €298,000 to €481,000.
What is the layout of this home?
The home is a two-storey patio house with four rooms, two bedrooms and one bathroom. The agent lists the living area at 114 m², while the BAG registration records 120 m². The plot is 169 m². There is a patio garden and a roof terrace. The home is fully owned.
What insulation and heating does the home have?
According to the agent, the home has roof insulation, HR glazing, wall insulation and floor insulation. The heating system consists of underfloor heating throughout the home, combined with a heat recovery installation. The energy label is A, which is an efficient label.
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 from sources such as the Atlas Leefomgeving and KCAF, not an inspection of this specific home. The noise from road traffic is 48 dB Lden and from rail traffic 36 dB Lden, both below the noise standard.
What are the flood and heat risks at this address?
The pluvial flooding risk at heavy rain is medium, while the current flood risk is low and is expected to remain low by 2050. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
Which supermarkets are closest to this home?
The nearest supermarket is an Albert Heijn at about 957 metres, which is a ten-minute walk. A Jumbo and a Lidl are both at roughly 974 to 1,008 metres, also within a ten-minute walk. An Aldi is further away at about 1,877 metres.
Which schools are near this home?
The nearest primary school is Kbs De Parel at about 368 metres, which is just around the corner. Kbs De Eerste Rith is at 647 metres, a ten-minute walk. For secondary education, Curio prinsentuin van cooth is at about 1,172 metres. There are 54 schools within 5 km.
What public transport options are available nearby?
Bus stops are close by: Breda, Flierstraat at 154 metres is served by line 4, and Breda, Rithsestraat at 210 metres is served by lines 4 and 374. The nearest train station is Breda at about 3.6 km. The nearest GP practice is Huisartsenpraktijk Bakers en Verhaegen at 774 metres.
How do residents rate the district?
Residents of the district Breda west give an average score of 6.69 out of 10, based on ten reviews. One resident says: "Safety 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." Another says: "Beautiful, we help each other with a joint barbecue and a neighbourhood chat. It's great here."
What is the average price per m² in this neighbourhood?
The asking price per m² for this home is €3,816, based on the agent's listed living area of 114 m². In the neighbourhood, the average asking price per m² is €4,631. The median asking price for homes currently for sale in Heuvel is €437,000, with 20 homes available.
