A calm spot close to the centre
Zandoogjes 38 is a terraced house in Westerpark, a residential area in Breda west. The home was built in 1998 and has an energy label B. The asking price is €499,500. For context, the average asking price for terraced houses in Breda is €546,750, while the median is €499,000.
The home itself
This is a spacious family home with five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is 112 m², and the plot measures 124 m², according to both the BAG registration and the agent's listing. The house has a front garden and a back garden of 53 m², which faces north and is accessible via the back alley. The property is fully owned. According to the agent, the home is fully insulated, with roof insulation, double glazing, wall insulation and floor insulation, and it has a central heating boiler.
Living in Westerpark
Residents of the district of Breda west give their living environment an average score of 6.87, based on eleven reviews. One resident says: "I experience it as a quiet neighbourhood. Of course you are almost in the centre, so there is more liveliness than in a sleepy village, but the people are friendly, the facilities are great." Another resident notes: "The neighbourhood is also reasonably green because the houses are spaced out. Many people have greenery in their own gardens." The reviews reflect a mix of opinions, with some praising the peace and space, while others mention the lack of local schools and facilities. The neighbourhood has around 3,455 inhabitants, and 72% of the homes are owner-occupied. For more details, see the Westerpark neighbourhood.
Amenities and transport
Daily errands are easy from this home. The Jumbo supermarket is just around the corner, and an Albert Heijn is a ten-minute walk away. For schools, Orion Lyceum and Kbs De Boomgaard are both a couple of streets away. The nearest GP is Huisartsenpraktijk Panta Rhei, and the pharmacy De Haagse Service Apotheek is within walking distance. Public transport is well within reach: bus line 373 stops at Breda, Argusvlinder on your doorstep, and the Tuinzigtlaan stop offers lines 370, 371, 373 and 380. Breda train station is about 2.5 km away. The municipality of Breda offers a range of amenities, as you can see on the page for the municipality of Breda.
WOZ and address data
The WOZ value of the home is €440,000, with a reference date of 1 January 2025. The asking price is 14% above this WOZ value. Over the past five years, the WOZ value has developed according to municipal data. As for the address, the noise level from road traffic is 50 dB Lden, which is above the noise standard, while railway noise is 36 dB Lden, below the standard. The foundation risk indication is low, with sandy soil. For climate risks, pluvial flooding at heavy rain is medium, 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.
Source and agent
At the time of writing, the home is offered via multiple channels, including ERA Content+ Makelaars and a listing on Funda.
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 Zandoogjes 38, Breda
How does the asking price compare to the WOZ value?
The asking price of €499,500 is 14% above the WOZ value of €440,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre, based on the agent's listing, is €4,460.
What is the layout of this terraced house?
The home has five rooms in total, including four bedrooms and one bathroom, spread over three floors. The living area is 112 m², and the plot is 124 m². There is a front garden and a back garden of 53 m², which faces north and is accessible via the back alley.
What is the energy label and what does it mean?
The energy label is B. According to the agent, the home is fully insulated, with roof insulation, double glazing, wall insulation and floor insulation, and it has a central heating boiler. A label B is reasonably efficient, so energy costs are likely to be moderate, though actual costs depend on usage.
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 risk of flooding is low, both now and in 2050, while pluvial flooding at heavy rain is medium.
What amenities are nearby?
The Jumbo supermarket is just around the corner, and an Albert Heijn is a ten-minute walk away. For schools, Orion Lyceum and Kbs De Boomgaard are both a couple of streets away. The nearest GP is Huisartsenpraktijk Panta Rhei, and the pharmacy De Haagse Service Apotheek is within walking distance.
How is the public transport in this area?
Bus line 373 stops at Breda, Argusvlinder, which is on your doorstep, and the Tuinzigtlaan stop offers lines 370, 371, 373 and 380. Breda train station is about 2.5 km away. The nearest bus stop is 226 metres from the home.
What do residents say about living in this district?
Residents of the district of Breda west give their living environment an average score of 6.87, based on eleven reviews. One resident says: "I experience it as a quiet neighbourhood. Of course you are almost in the centre, so there is more liveliness than in a sleepy village, but the people are friendly, the facilities are great." Another notes the neighbourhood is reasonably green and spacious.
How many homes are for sale in the neighbourhood?
In the Westerpark neighbourhood, there are currently 10 homes for sale. The average asking price is €546,750, and the median is €499,000. The average price per square metre is €4,513, and the average living area is 122 m².
