Living in Muizenberg
Muizenberg is town feel without the crowds — amenities close by, calm on the street, and most of its 1,240 homes are houses rather than apartments — front doors, gardens, street parking.
With just 3,151 residents per km², this is space by Dutch standards.
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 Muizenberg
At €360,000 average WOZ value, Muizenberg ranks 35 out of 52 Breda neighborhoods on price — 14% cheaper than most of the city, leaving room in the budget that pricier neighborhoods would swallow. For scale: Breda's cheapest buurt averages €260,000 and its priciest €997,000, so Muizenberg sits in the middle of the pack.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
2015: €200,000 · 2016: €194,000 · 2017: €200,000 · 2018: €215,000 · 2019: €225,000 · 2020: €245,000 · 2021: €265,000 · 2022: €288,000 · 2023: €327,000 · 2024: €333,000 · 2025: €360,000
The direction of the market: between 2015 and 2025 the average WOZ value here rose from €200,000 to €360,000, up 80% — 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: 63% owner-occupied against 37% rental, including 33% 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, Muizenberg is dominated by established households in the 45-to-65 bracket (29% of its 2,780 residents), followed by 25-to-45 year olds at 25%. Households split into 33% 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 — 34% of households are among the country's lower earners; average income per resident is €31,000 a year.
Daily errands, coffee and dinner
Day to day: plan your groceries: the nearest large supermarket is 0.6 km away; dining out means a short trip: only 2 cafés or restaurants sit within a kilometer.
The practical checklist most buyers forget to make: pharmacy 12 min walk · GP 8 min · hospital 8.3 km · library 1.7 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 0.5 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is a 5-minute bike ride, which Dutch teenagers do in all weather.
Getting around
Getting around: the station is a 7-minute cycle, standard Dutch commuting range; the nearest highway on-ramp is 2.7 km away; households here average 1.2 cars, so assume driveways and parking are part of daily logistics.
Energy and running costs
Since 97% 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 Muizenberg
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 Muizenberg a good neighborhood to live in?
That depends on what you're looking for. Muizenberg suits first-time buyers best; it's a weaker match for buyers after city buzz. The average home value is €360,000 (14% cheaper than most of Breda) and the neighborhood has 2,780 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Muizenberg?
The average home value (WOZ waarde) in Muizenberg, Breda is €360,000, based on the official CBS neighborhood statistics.
Is Muizenberg mostly owner-occupied or rental?
63% of homes in Muizenberg are owner-occupied and 37% are rentals, of which 33% of all homes are social housing (woningcorporatie).
Are house prices in Muizenberg rising?
Between 2015 and 2025 the average WOZ value in Muizenberg rose from €200,000 to €360,000 (+80%); 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 Muizenberg?
97% of homes in Muizenberg were built before 2000 and 3% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Muizenberg?
The average distance to a train station from Muizenberg is 1.8 km; a large supermarket is 0.6 km away on average.
Is Muizenberg an expensive part of Breda?
No — homes here cost about 14% less than in most of Breda, making it one of the more affordable parts of the city.
Is Muizenberg good for families with children?
The nearest primary school is 0.8 km away and there are 1 daycare locations within a kilometer. 35% of households here have children at home.
Is there foundation risk in Muizenberg?
Muizenberg is not in a designated foundation attention area; the soil here is Hogere Zandgronden, which has adequate bearing capacity. Around 3% 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 Muizenberg is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten — latest complete release (buurt BU07580603) · Updated 2026-08-09. WOZ values are neighborhood averages; individual homes vary.