Viveslaan 32
Blauwe Kei, Breda
AreaA terraced house in Blauwe Kei
Tucked away in Blauwe Kei, a leafy corner of Breda zuid-oost, this terraced house from 1962 sits on a quiet street where the Mastbos is literally around the corner. The neighbourhood feels village-like, with large, beautiful houses lining the streets and a safe, calm atmosphere that residents praise. With a living area of 131 m², this home is 28% larger than the neighbourhood average of 102 m². The asking price of €525,000 is in line with the market, sitting against a neighbourhood average asking price of €485,233. For a sense of what else is available, have a look at terraced houses in Breda.
The home itself
Built in 1962, this terraced house carries an energy label D. The listing does not provide further details on the layout, number of bedrooms, or outdoor space, so the full picture of the interior remains to be discovered. The home is offered for sale through a single agent, with the asking price working out to €4,008 per m² based on the BAG registration.
Life in Blauwe Kei
Residents of the district speak warmly of their surroundings. One resident, who moved in about six months ago, says: "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." Another, who has lived here for twelve years, notes the shift towards younger families: "More and more young people are coming. The neighbourhood is very suitable for pets because of two large parks and enough grass squares." Across the district, residents give an average score of 8.65 based on eight reviews. The area has a large but safe street with good connections to motorways, and a street that connects village life in Bavel with city life in the centre. The Blauwe Kei neighbourhood is home to roughly 3,855 people, with a mix of ages and household types.
Amenities and transport
Daily errands are well covered here. The Albert Heijn is just around the corner, with another Albert Heijn, a Jumbo, and an Aldi all within a ten-minute walk. Kbs Jacinta primary school is on your doorstep, and Curio de rotonde secondary school is just around the corner. Huisartsenpraktijk Ginneken and Medsen Apotheek Woltermann are both a couple of streets away, as is Amphia Breda hospital. Bus stop Breda, Fatimastraat with line 375 is just around the corner, with stops on lines 3 and 5 a short walk further. Breda train station is about 2.5 km away. The municipality of Breda offers all the amenities you could need.
WOZ and address data
This listing does not include a WOZ value, so no comparison with the asking price or historical development can be made. Public risk data at address level indicates that road traffic noise is above the norm at 52 dB Lden, while railway and aircraft noise remain below their respective norms. The foundation risk indication is low, with sandy soil and a construction year of 1962. Climate indications show low risk for pluvial flooding and current flood risk, with heat stress expected to rise to medium by 2050. These are area-level indications from public data sources, not an inspection of this specific home.
Source
At the time of writing the home is offered via Makelaarshuys Johanna en Gijs.
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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 Viveslaan 32, Breda
What does the asking price of €525,000 mean for this home?
The asking price of €525,000 is in line with the market, according to a comparison with the neighbourhood average asking price of €485,233. The home has a living area of 131 m², which works out to €4,008 per m² based on the BAG registration. This is 28% larger than the neighbourhood average of 102 m², so you are getting more space than typical for the area.
What is the energy label and what does it mean?
The home has an energy label D. This is a mid-range label, meaning energy costs will be moderate compared to more efficient homes. In the neighbourhood, most of the homes for sale score better than label D, with 18.8% at label A and 25% at label B. The label reflects the energy performance of the home as registered, not the condition of the building itself.
Why are there no property details in this listing?
The listing does not state the number of bedrooms, bathrooms, or any details about a garden, balcony, or garage. It also does not mention insulation, heating systems, or ownership structures such as a homeowners association.
What is the noise situation around this address?
Public risk data at address level shows road traffic noise at 52 dB Lden, which is above the noise norm for the year 2022. Railway noise is measured at 31 dB Lden, below the norm, and aircraft noise at 26 dB Lden, also below the norm. These are area-level indications from public data sources, not measurements taken at the property itself.
What are the flood and foundation risks for this home?
The foundation risk indication is low, with sandy soil and a construction year of 1962. Climate data shows a low risk for pluvial flooding and a low current flood risk, with the flood risk remaining low through 2050. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
What schools are near this home?
Kbs Jacinta primary school is on your doorstep at just 45 metres away, with 295 pupils. De Zandberg primary school is a couple of streets away at 517 metres. For secondary education, Curio de rotonde is just around the corner at 193 metres, and Tessenderlandt is a short walk at 529 metres. There are 61 schools within 5 km of the home.
How is the public transport connection from this address?
The nearest bus stop is Breda, Fatimastraat at 290 metres, served by line 375. Two other stops are within a short walk: Breda, Blauwe Kei at 451 metres with line 3, and Breda, Van Duijvenvoordestraat at 473 metres with line 5. Breda train station is 2.5 km away, which residents say is a 15-20 minute bike ride.
What do residents say about living in this area?
Residents of the district give an average score of 8.65 based on eight reviews. One resident who recently moved in says: "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." Another long-time resident notes the area has "two large parks and enough grass squares" and that it "feels safe." These reviews describe the wider district, not just this specific neighbourhood.
What supermarkets are within walking distance?
The nearest Albert Heijn is at 532 metres, just around the corner. A second Albert Heijn is at 872 metres, with a Jumbo at 909 metres and an Aldi at 956 metres, all within a ten-minute walk. In total there are 39 supermarkets within 5 km of the home, so grocery shopping is well covered from this address.
How does the price per m² compare to the neighbourhood?
The asking price works out to €4,008 per m² based on the BAG living area of 131 m². The neighbourhood average asking price per m² is €4,808, which means this home is priced 17% lower per square metre than the neighbourhood average. The overall asking price of €525,000 is in line with the market when compared to the neighbourhood average asking price of €485,233.
