Living in Heksenwiel
Heksenwiel is town feel without the crowds — amenities close by, calm on the street, and the housing is dominated by single-family houses (72%), which is what draws settlers rather than passers-through.
At 4,751 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 Heksenwiel
The average home value (WOZ) in Heksenwiel is €385,000, which puts it at #31 of 52 neighborhoods in Breda — 9% cheaper than most of the city, which makes it one of the more approachable entry points into the city. For scale: Breda's cheapest buurt averages €260,000 and its priciest €997,000, so Heksenwiel sits in the middle of the pack.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
2015: €218,000 · 2016: €215,000 · 2017: €222,000 · 2018: €232,000 · 2019: €245,000 · 2020: €266,000 · 2021: €286,000 · 2022: €310,000 · 2023: €350,000 · 2024: €360,000 · 2025: €385,000
The direction of the market: between 2015 and 2025 the average WOZ value here rose from €218,000 to €385,000, up 77% — roughly in step with the rest of the city. WOZ values lag the market by about a year, but the trend itself is reliable.
Ownership is split: 56% owner-occupied against 44% rental, including 35% 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, Heksenwiel is dominated by established households in the 45-to-65 bracket (32% of its 4,280 residents), followed by over-65s at 24%. Households split into 34% singles and 35% families with children — a real mix rather than one lifestyle. The average household counts 2.2 people.
As for who your neighbors would be: incomes lean modest — 36% of households are among the country's lower earners; average income per resident is €34,000 a year.
Daily errands, coffee and dinner
Day to day: the nearest large supermarket is about 8 minutes' walk; dining out means a short trip: only 2 cafés or restaurants sit within a kilometer.
The practical checklist most buyers forget to make: pharmacy 8 min walk · GP 20 min · hospital 7.6 km · library 0.8 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 10 minutes on foot; daycare is well covered (2 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 6-minute bike ride, which Dutch teenagers do in all weather.
Getting around
Getting around: the station is a 13-minute cycle, standard Dutch commuting range; the nearest highway on-ramp is 3.7 km away; households here average 1.1 cars, so assume driveways and parking are part of daily logistics.
Energy and running costs
Since 98% 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 Heksenwiel
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
Is Heksenwiel a good neighborhood to live in?
That depends on what you're looking for. Heksenwiel suits first-time buyers best; it's a weaker match for buyers after city buzz. The average home value is €385,000 (9% cheaper than most of Breda) and the neighborhood has 4,280 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Heksenwiel?
The average home value (WOZ waarde) in Heksenwiel, Breda is €385,000, based on the official CBS neighborhood statistics.
Is Heksenwiel mostly owner-occupied or rental?
56% of homes in Heksenwiel are owner-occupied and 44% are rentals, of which 35% of all homes are social housing (woningcorporatie).
Are house prices in Heksenwiel rising?
Between 2015 and 2025 the average WOZ value in Heksenwiel rose from €218,000 to €385,000 (+77%); Breda as a whole moved up 81% over the same period. WOZ values lag the current market by about a year.
How old are the homes in Heksenwiel?
98% of homes in Heksenwiel were built before 2000 and 2% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Heksenwiel?
The average distance to a train station from Heksenwiel is 3.3 km; a large supermarket is 0.7 km away on average.
Is Heksenwiel an expensive part of Breda?
Prices sit close to what most of Breda costs: neither a pricey area nor a bargain.
Is Heksenwiel good for families with children?
The nearest primary school is 0.8 km away and there are 2 daycare locations within a kilometer. 35% of households here have children at home.
Is there foundation risk in Heksenwiel?
Heksenwiel is not in a designated foundation attention area; the soil here is Hogere Zandgronden, which has adequate bearing capacity. Around 2% of homes predate 1970. According to the Klimaateffectatlas, the risk of pile rot in this neighbourhood is very low. A structural survey is still sensible for any older property.
Similar neighborhoods in Breda
Closest in price — worth a look if Heksenwiel is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten — latest complete release (buurt BU07580604) · Updated 2026-08-09. WOZ values are neighborhood averages; individual homes vary.