Kievitsloop, Breda

Living in Kievitsloop

Kievitsloop is town feel without the crowds — amenities close by, calm on the street, and most of its 1,774 homes are houses rather than apartments — front doors, gardens, street parking.

At 4,795 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 Kievitsloop

The average home value (WOZ) in Kievitsloop is €351,000, which puts it at #37 of 52 neighborhoods in Breda — 17% 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 Kievitsloop sits in the middle of the pack.

The direction of the market: between 2015 and 2025 the average WOZ value here rose from €184,000 to €351,000, up 91% — faster than the city as a whole (+81%). WOZ values lag the market by about a year, but the trend itself is reliable.

With 71% of homes owner-occupied, this is a settled buyers' neighborhood — homes change hands regularly, and you can usually find recent comparable sales on the same street to anchor your bid. Settled also means slower: owners here tend to stay, so the best houses may only list once a decade.

Who lives here

Demographically, Kievitsloop is shaped by people in their late twenties to early forties (27% of its 4,110 residents), followed by 45-to-65 year olds at 27%. Households split into 31% singles and 39% families with children — a real mix rather than one lifestyle. The average household counts 2.3 people.

As for who your neighbors would be: incomes are broadly middle-of-the-road (20% high-income, 27% low-income households); average income per resident is €32,000 a year.

Daily errands, coffee and dinner

Day to day: plan your groceries: the nearest large supermarket is 1.1 km away; dining out means a short trip: only 1 café or restaurant sit within a kilometer.

The practical checklist most buyers forget to make: pharmacy 13 min walk · GP 12 min · hospital 6.5 km · library 2.1 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 11 minutes on foot; daycare is well covered (3 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 12-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the nearest train station is 4.0 km out, so day-to-day life here leans on the car or bus; the nearest highway on-ramp is 3.0 km away; households here average 1.2 cars, so assume driveways and parking are part of daily logistics.

Energy and running costs

Since 100% 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 Kievitsloop

Before you bid in Kievitsloop: the price gap with the rest of Breda is real, but so is the reason for it — walk the neighborhood at different times of day before committing.

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 Kievitsloop is out of reach or you want alternatives.