Characterful Double Upper Apartment with Singel View and Spacious Rooftop Terrace
Key Features
Upsides
- Spacious rooftop terrace of approximately 28 square meters facing west, providing afternoon and evening sun, which is a rare feature for a central city apartment.
- Energy label B for a property from 1906, achieved through roof insulation, double glazing, and wall insulation, resulting in lower energy costs than typically expected for this building period.
- Prime location along the singels in the historic center of Breda, offering a distinctive water view and immediate access to the character and amenities of the old city center.
- Concrete floor construction between levels, which was highly progressive for 1906 and provides superior sound insulation compared to traditional wooden floors of that era.
- High ceilings throughout the property that enhance the sense of space and allow abundant natural light to enter the rooms.
Downsides
- The property spans four levels without an elevator, which may be inconvenient for daily living, moving furniture, or for residents with mobility limitations.
- There is currently a leak from the bathroom to the kitchen that is being repaired, with the seller noting that tiles around the bath may turn white as a result, suggesting potential cosmetic or structural concerns.
- The VvE is informally organized with no reserve fund, no maintenance plan, no KVK registration, and no periodic contributions, which could pose financial risks for future major maintenance to the building exterior or structure.
- The kitchen, bathroom, and CV boiler all date from 2010, meaning they are approximately 14 years old and may require replacement in the near future.
- Parking in the area requires a paid permit system, and the second permit costs approximately 8 euros per month, while visitor parking incurs hourly charges.
Description
Located in the heart of Breda, this double upper apartment on the Nassausingel offers a unique living experience in one of the most characteristic parts of the city. The property has been part of the streetscape since 1906 and combines historical elements with practical living space. The singels, which are the historic waterways surrounding the city center, are directly visible from the front of the apartment, providing a distinctive view that changes with the seasons.
The apartment is accessed via a private entrance on the ground floor. From there, the residence extends across four levels, including the basement and entrance area. This vertical spread creates a surprising sense of space that is not commonly found in urban apartments. The high ceilings throughout the property enhance this feeling of spaciousness and allow natural light to enter generously.
The first living level contains the main living room, which serves as a welcoming space to return to after a day out. A see-through fireplace adds warmth and ambiance during the colder months. The view of the singel from this room provides a constant connection to the unique location of the property. At the front of the living room, a French balcony offers the opportunity to look out over one of the most attractive parts of Breda while enjoying a morning coffee.
The absolute highlight of the property is located at the rear of the living room and kitchen area. Here, a generous rooftop terrace of approximately 7 by 4 meters awaits, oriented towards the west. From around half past one in the afternoon, this outdoor space receives abundant sunlight. For urban standards, this outdoor area feels remarkably free and open. It provides an excellent setting for relaxation, socializing with friends, or enjoying the evening sun until late in the day.
The upper living level houses three bedrooms, a bathroom, a practical closet for the washing machine and dryer, and a walk-in closet adjacent to one of the bedrooms. This layout is designed for comfort and efficient use of space. The bathroom is equipped with a double sink, a walk-in shower, a bathtub, a toilet, and a sink cabinet.
The property includes several storage options. The basement provides additional space and has remained largely dry according to the current owners. Extra storage is available near the entrance, and there is also an indoor storage room on the second living level. A water softener is installed in the basement and will remain with the property.
A notable feature of this apartment is the concrete floor construction between levels. This was highly progressive for a building from 1906. In fact, this property, together with the neighboring building, was one of the first in Breda to have concrete floors and even served as a model home at the time. This construction provides good sound insulation between the levels.
The apartment has energy label B, which is relatively efficient for a property of this age. This is achieved through roof insulation, double glazing, and wall insulation. Three full walls have been fitted with insulated cavity walls, and the floor constructions have also been insulated. Only the wall shared with number 20 lacks this insulation. The windows are mostly wooden frames with double glazing, though the four small windows in the front door have single glazing.
The kitchen and bathroom date from 2010. The CV boiler is a Remeha Calenta 28c, installed in 2010 and owned by the current owners. The main roof was replaced in 2010, while the roof of the rooftop terrace was renewed in 2024, along with the associated woodwork. Air conditioning is installed in the living room and the master bedroom.
The electrical installation includes 7 circuit groups, 3 earth leakage switches, and a digital meter for day and night rates. A fiber optic connection is available up to the front door. The property has mechanical and natural ventilation options.
The property is part of a small VvE (homeowners association) consisting of only two apartments. According to the listing, this is a quiet VvE where only the building insurance is shared. The residents generally handle their own maintenance. The VvE is not registered with the KVK, does not hold annual meetings, does not collect periodic contributions, has no reserve fund, and has no maintenance plan.
Parking in the area is paid parking. Residents can apply for a parking permit through the municipality. Currently, the first basic permit is free, and the second annual permit costs approximately 8 euros per month. Visitors can park using a visitor pass, which currently costs about 0.25 euros per hour with a maximum of 10 euros per month, arranged through a parking app by registering the license plate.
The exterior of the building will be painted somewhere in July or August. If a buyer decides in time, they can still have a say in the color choice. The current owners note that there is an existing leak from the bathroom to the kitchen, which is currently being repaired by the seller. This repair may cause the tiles around the bath to turn white.
The flower pots on the rooftop terrace and the blinds throughout the property will remain with the apartment. The floors consist of wooden flooring on the first living level and laminate on the second living level. Walls and ceilings have a smooth plaster finish.
With a living area of 129 square meters, 16 square meters of additional indoor space, and 31 square meters of outdoor space, this apartment offers substantial living space in a prime location. The volume of the property is 501 cubic meters. The asking price is 625,000 euros, which translates to approximately 4,845 euros per square meter of living space.
Features
Bathroom
Shower
Walk-in shower ('inloopdouche') is explicitly listed in the bathroom features.
Bathtub
A bathtub ('ligbad') is explicitly listed in the bathroom features.
Guest Toilet
The listing explicitly mentions '1 apart toilet' (1 separate toilet).
Heated Towel Rail
No mention of a heated towel rail in the description or features.
Bidet
No mention of a bidet in the description or features.
Rain Shower
No mention of a rain shower in the description or features.
Double Shower
No mention of a double shower in the description or features.
Shared Shower
The property is a single apartment, so the shower is not shared with other households.
Shared Toilet
The property is a single apartment, so the toilet is not shared with other households.
His And Hers Sinks
A double sink ('Dubbele wastafel') is explicitly listed in the bathroom features.
Bathroom Heated Floor
No mention of underfloor heating in the bathroom in the description or features.
Building General
Corner Property
Exterior
Balcony
The listing explicitly mentions a balcony at the front of the house.
Rear Garden
It is a double upper house (apartment) with no ground-level outdoor space.
Front Garden
As an upper house, it does not have a ground-level front garden.
Side Garden
The property is an apartment without a side garden.
Terrace
While a rooftop terrace is present, no standard ground-level terrace is mentioned.
Rooftop Terrace
The listing describes a 'royaal dakterras' measuring approximately 7 by 4 meters.
Barbecue Area
No barbecue area is mentioned, only a rooftop terrace.
Fenced Yard
Being an upper house apartment, it does not have a yard of any kind.
Patio
No patio is mentioned in the listing.
Veranda
There is no mention of a veranda.
Guest House
The listing does not mention any guest house.
Waterfront
The features section states it is located 'aan vaarwater' (by navigable water) and it overlooks the 'singels'.
Kitchen Garden
There is no garden present.
Equestrian Facilities
No equestrian facilities are present in this city center apartment.
Small Livestock Facilities
No livestock facilities are present.
Private Outdoor Pool
No pool is mentioned in the listing.
Private Outdoor Jacuzzi
No jacuzzi is mentioned in the listing.
Private Tennis Court
No tennis court is mentioned in the listing.
Remarkable Mountain View
Breda is a flat city in the Netherlands with no mountains.
Remarkable City View
The listing highlights views of the 'prachtige singels' and the 'historische binnenstad' from the living room and balcony.
Remarkable Garden View
There is no garden to view.
Remarkable Sea View
Breda is an inland city with no sea views.
Remarkable Harbour View
While located by the singels (canals), it is not described as overlooking a harbour.
Remarkable Landmark View
Overlooks the historic city center and singels, which are notable, but no specific landmark is named.
Interior Comfort
Air Conditioning
Central Heating
Fireplace
Hardwood Floors
Laminate Flooring
Carpeted Floors
Underfloor Heating
Walk In Closet
Home Office
Skylight
Exposed Beams
Bay Window
Private Indoor Pool
Private Indoor Sauna
Ornamental Plasterwork
Interior Style
Scandinavian
Modern
Industrial
Mediterranean
Classic
Exterior Style
Traditional Historic
Built in 1906, described as having character, history, and being part of the historic streetscape.
Early 20th Century
The building year is explicitly stated as 1906.
Post War Functional
Built in 1906, which is well before the Second World War.
Modernist
It is a historic 1906 building, contrasting with modernist architecture.
Newly Build
It is an existing building from 1906.
Kitchen
Shared Kitchen
The property is described as a double upper apartment with its own entrance, indicating a private kitchen.
Design Kitchen
The kitchen is from 2010 with no specific mention of luxury brands or high-end design.
New Kitchen
The listing explicitly states the kitchen is from 2010.
Parking & Storage
Parking
The listing specifies 'Betaald parkeren en parkeervergunningen' (paid parking and parking permits) under parking facilities, indicating there is no dedicated private parking spot included with the property.
Storage Room
The listing explicitly mentions 'extra bergruimte bij de entree' (extra storage space at the entrance) and 'een inpandige berging op de tweede woonlaag' (an indoor storage room on the second living layer).
Garage
There is no mention of a garage in the listing description or features.
Automatic Garage Door
There is no garage mentioned, hence no automatic garage door.
Double Garage
There is no garage mentioned, hence no double garage.
Attic
The property is described as a double upper house over two living layers plus a basement and entrance. No attic is mentioned.
Cellar
The listing explicitly states 'daarnaast beschikt de woning over een kelder' (the property also has a cellar) and includes it in the layout details.
Covered Parking
No covered parking is mentioned in the listing.
Underground Parking
No underground parking is mentioned in the listing.
Ev Charging
There is no mention of an EV charging station or EV charging facilities in the listing.
Workshop
No workshop is mentioned in the listing.
Shed
The property has indoor storage ('inpandige berging') and a cellar, but no separate outdoor shed is mentioned.
Street Parking Free
The listing states 'Het is betaald parkeren in de omgeving' (It is paid parking in the area) and mentions a cost of 0.25 cents per hour for visitors.
Street Parking Permit
The listing explicitly mentions 'Een bewoner kan een vergunning aanvragen via de gemeente' (A resident can apply for a permit via the municipality).
Parkspot Rent Price Month
The listing mentions an 8 euro monthly fee for a resident parking permit, but this is a municipal permit rather than a rented private parking spot.
Parkspot Sale Price
There is no mention of a private parking spot for sale in the listing.
Rules
Owners Association
The listing explicitly mentions a 'stille VvE' (silent homeowners association) consisting of 2 apartments.
Leasehold
The listing states the property is 'Volle eigendom' (full ownership).
Oa Chamber Of Commerce Registered
The VvE checklist explicitly states 'Inschrijving KvK: Nee'.
Oa Annual Meeting
The VvE checklist explicitly states 'Jaarlijkse vergadering: Nee'.
Oa Fees
The VvE checklist explicitly states 'Periodieke bijdrage: Nee'.
Oa Reserve Fund
The VvE checklist explicitly states 'Reservefonds aanwezig: Nee'.
Oa Maintenance Plan
The VvE checklist explicitly states 'Onderhoudsplan: Nee'.
Oa Buildings Insurance
The VvE checklist states 'Opstalverzekering: Nee', although the description mentions the building insurance is shared. Interpreting the formal checklist as 'no' for the VvE holding it formally.
Safety & Accessibility
Elevator
The building dates back to 1906 and is a double upper house spread over multiple levels. There is no mention of an elevator in the description or features, making it highly unlikely.
Security Cameras
There is no mention of security cameras in the property description or feature list, which would typically be highlighted if present.
Private Entrance
The description explicitly states 'Via je eigen entree op de begane grond stap je binnen' (Via your own entrance on the ground floor you step inside).
Automatic Gate
The property is a historic upper house in the city center of Breda. There is no mention of a gate, let alone an automatic one.
Gated Community
The property is located on the Nassausingel in the center of Breda, a public street along the canals, not within a gated community.
Wheelchair Accessible
The property is an upper house spread over four levels (including basement and entrance), requiring the use of stairs to access the living areas, making it completely inaccessible for wheelchairs.
Utilities & Technical
Washing Machine
The listing explicitly mentions 'een praktische kast voor de wasmachine en droger' (a practical closet for the washing machine and dryer).
Washing Machine Connections
Connections are highly likely to be present given the dedicated space for a washing machine.
Laundry Room
The listing specifies a 'praktische kast' (practical closet) for the laundry appliances, not a separate laundry room.
Dryer
The listing explicitly mentions 'een praktische kast voor de wasmachine en droger' (a practical closet for the washing machine and dryer).
Fibre Internet
The listing states 'Glasvezel aansluiting ligt tot aan de voordeur' (Fiber optic connection is located up to the front door).
Smart Home
There are no mentions of smart home features, home automation, or smart controls in the description or features list.
Ventilation System
The features list explicitly includes 'mechanische ventilatie' (mechanical ventilation).
Cable Tv
The features list explicitly includes 'TV kabel' (TV cable).
Water Softener
The listing states 'In de kelder zit een waterontharder' (There is a water softener in the basement).
Energy Efficiency
Double Glazing
The listing explicitly states that the apartment is largely equipped with wooden frames with double glazing.
Triple Glazing
The listing explicitly mentions double glazing, but makes no mention of triple glazing.
Wall Insulation
The listing notes that three full walls are equipped with internal walls containing insulation, and the energy section explicitly lists 'muurisolatie' (wall insulation).
Floor Insulation
The text specifies that the concrete intermediate floors are also insulated, alongside the walls.
Roof Insulation
The energy features section explicitly lists 'dakisolatie' (roof insulation).
Heat Pump
The listing specifies that heating and hot water are provided by a gas-fired combi boiler (Remeha Calenta 28c), with no mention of a heat pump.
Home Battery
There is no mention of a home battery or any associated solar storage system in the listing.
Other Energy Efficiency Measures
The property achieves an Energy Label B, which is highly efficient for a 1906 building, aided by concrete floor slabs for thermal mass and recent roof updates.
Location
History
No history available for this listing.