Belcrum, Breda

Living in Belcrum

Belcrum is city living in its most compact form, and the stock is a genuine mix of apartments and family houses (59% houses).

At 7,935 residents per km² the buurt is busy without being packed.

Breda mixes a lively historic center with quiet green suburbs. It's a family-oriented market with good rail connections toward Rotterdam and Antwerp, and prices that sit comfortably below the Randstad for comparable homes.

The housing market in Belcrum

The average home value (WOZ) in Belcrum is €383,000, which puts it at #25 of 52 neighborhoods in Breda, almost exactly the city's midpoint. For scale: Breda's cheapest buurt averages €235,000 and its most expensive €844,000, so Belcrum sits in the middle band of the city.

The direction of the market: between 2015 and 2025 the average WOZ value here rose from €209,000 to €415,000, up 99% — faster than the city as a whole (+81%). WOZ values lag the market by about a year, but the trend itself is reliable.

Ownership is split: 57% owner-occupied against 43% rental, including 15% social housing. Enough homes trade hands to give you comparable sales, but check what's actually for sale versus rented in the specific block you're eyeing — the mix can flip from one street to the next.

Who lives here

Demographically, Belcrum is shaped by people in their late twenties to early forties (36% of its 4,190 residents), followed by 45-to-65 year olds at 22%. Households split into 41% singles and 30% families with children — a real mix rather than one lifestyle. The average household counts 2.1 people.

As for who your neighbors would be: this is a neighborhood of contrasts — 35% of households sit in the lower national income bracket, yet the average income per resident is €37,000 a year. Social housing and expensive owner-occupied homes stand side by side here, which is common in Dutch inner cities.

Daily errands, coffee and dinner

Day to day: groceries are a non-issue — 4 large supermarkets within a kilometer; there are about 11 cafés and restaurants within walking distance — enough choice without the crowds.

The practical checklist most buyers forget to make: pharmacy 14 min walk · GP 5 min · hospital 3.3 km · library 2.0 km · 2 cinemas within 5 km. None of these will decide a purchase on their own, but a GP taking new patients nearby is the kind of thing you only miss after moving.

Families and schools

For families: the nearest primary school is 6 minutes on foot; daycare is well covered (4 locations nearby) — though Dutch waiting lists mean you register the week you know you're expecting, not the week you need it; secondary school is a 5-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the train station is 13 minutes on foot — commuting without a car is the natural choice; the nearest highway on-ramp is 2.6 km away; car ownership is moderate (0.8 per household).

Energy and running costs

Since 63% of the stock predates 2000, always check the energy label of a specific listing — the difference between label C and label F on an average home here is easily a few thousand euros a year in heating, and it changes what you can sensibly bid.

Before you bid in Belcrum

None of these averages can tell you whether the specific house you found is fairly priced — that depends on its size, energy label, state of maintenance and the recent sales around it. That is exactly what a free HomeReview report checks, in about 10 seconds, for any Dutch address.

Frequently asked questions

Similar neighborhoods in Breda

Closest in price — worth a look if Belcrum is out of reach or you want alternatives.