Living in Wisselaar
Wisselaar is urban but not overwhelming, and the housing is dominated by single-family houses (67%), which is what draws settlers rather than passers-through.
At 5,670 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 Wisselaar
The average home value (WOZ) in Wisselaar is €277,000, which puts it at #48 of 52 neighborhoods in Breda — 34% 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 Wisselaar sits among the city's more affordable ones.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
2015: €147,000 · 2016: €143,000 · 2017: €146,000 · 2018: €153,000 · 2019: €165,000 · 2020: €181,000 · 2021: €201,000 · 2022: €223,000 · 2023: €252,000 · 2024: €261,000 · 2025: €277,000
The direction of the market: between 2015 and 2025 the average WOZ value here rose from €147,000 to €277,000, up 88% — 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: 43% owner-occupied against 57% rental, including 43% 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, Wisselaar is a young-adult neighborhood — the 25-to-45 group outnumbers everyone else (28% of its 4,245 residents), followed by 45-to-65 year olds at 24%. Households split into 41% singles and 32% 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 — 49% of households are among the country's lower earners; average income per resident is €24,000 a year.
Daily errands, coffee and dinner
Day to day: the nearest large supermarket is about 10 minutes' walk; dining out means a short trip: only 1 café or restaurant sit within a kilometer.
The practical checklist most buyers forget to make: pharmacy 14 min walk · GP 6 min · hospital 4.7 km · library 3.6 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 (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 an 11-minute cycle, standard Dutch commuting range; a highway on-ramp 1.6 km away makes car trips easy — check whether through-traffic noise reaches the street you're considering; car ownership is moderate (0.9 per household).
Energy and running costs
93% of homes were built before 2000. Two identical-looking houses on the same street can differ by hundreds of euros a month once heating is counted — the energy label tells you which one you're looking at, and lenders increasingly price it into your mortgage too.
Before you bid in Wisselaar
Before you bid in Wisselaar: the soil here is Hogere Zandgronden, and pre-1970 homes may stand on wooden piles — since the 2026 appraisal rules, a foundation risk class (A–E) appears in every valuation, so check it before you bid, not after the deal is already emotional. Also, 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
Is Wisselaar a good neighborhood to live in?
That depends on what you're looking for. Wisselaar suits first-time buyers and families with children best; it's a weaker match for buyers after city buzz. The average home value is €277,000 (34% cheaper than most of Breda) and the neighborhood has 4,245 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Wisselaar?
The average home value (WOZ waarde) in Wisselaar, Breda is €277,000, based on the official CBS neighborhood statistics.
Is Wisselaar mostly owner-occupied or rental?
43% of homes in Wisselaar are owner-occupied and 57% are rentals, of which 43% of all homes are social housing (woningcorporatie).
Are house prices in Wisselaar rising?
Between 2015 and 2025 the average WOZ value in Wisselaar rose from €147,000 to €277,000 (+88%); 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 Wisselaar?
93% of homes in Wisselaar were built before 2000 and 7% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Wisselaar?
The average distance to a train station from Wisselaar is 2.7 km; a large supermarket is 0.8 km away on average.
Is Wisselaar an expensive part of Breda?
No — homes here cost about 34% less than in most of Breda, making it one of the more affordable parts of the city.
Is Wisselaar good for families with children?
The nearest primary school is 0.5 km away and there are 2 daycare locations within a kilometer. 32% of households here have children at home.
Is there foundation risk in Wisselaar?
Wisselaar stands out for foundation risk, with Hogere Zandgronden as the dominant soil. Around 80% of homes here predate 1970, the era when wooden or shallow foundations were common. According to the Klimaateffectatlas, the risk of pile rot in this neighbourhood is very low. This says nothing about any individual property: only a physical foundation inspection can establish its condition. Ask for the foundation risk class (A–E) in the valuation report.
Similar neighborhoods in Breda
Closest in price — worth a look if Wisselaar is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten — latest complete release (buurt BU07580104) · Updated 2026-08-09. WOZ values are neighborhood averages; individual homes vary.