Catharinastraat 21 F

The alternative to an apartment, beside Breda's most beautiful park

If you are looking for an apartment in a prime Breda location, you will find something better here. This former coach house offers everything a top apartment promises: maintenance-free, central, move-in ready and in as-new condition. But without an Owners' Association (VvE), without monthly service charges, and without restrictions on rental or renovation. With 275 sq m of living space, a private entrance, a private roof terrace and the freedom of a stand-alone home.

In 2024, the property was stripped back to its outer walls and rebuilt entirely from there. Structure, installations, finishes: everything is new and has never been lived in. What remained are the centuries-old walls, the character, and the finest address in the city. The Valkenbergpark, once the private castle gardens of the Lords of Breda, lies right outside the front door. No garden to maintain, just hundred-year-old trees to wake up among each morning. Breda Central Station is a seven-minute walk away, straight through the park.

The alternative to an apartment
For buyers considering an apartment in a prime Breda location, this coach house offers a rare alternative. You gain all the benefits of apartment living (maintenance-free, central, move-in ready, no garden), but without the drawbacks that almost always come with it.
No Owners' Association watching over your shoulder. No monthly service charges that creep up year after year. No restrictions on renting it out, no majority votes on the façade or the roof, no lift to share with neighbours. Full control over your own home, in a location only a handful of apartment buildings can match.
On top of that, you have 275 sq m of living space, a private entrance, a private roof terrace and the character of a historic property that no new-build can imitate. For those who wish to combine living and working, the ground floor offers a fully fledged workspace with a park view. For investors, this property is more attractive than an apartment: no Owners' Association risk, no service charges, rental permitted, energy label A+ and rental potential in one of the best micro-locations in the southern Netherlands.

Layout
The ground floor opens with a symmetrical entrance hall that immediately sets the tone. To the left lies the heart of the house: a kitchen-living space beneath an elegant skylight, with a generous composite-topped island and views over the park. The appliances are top of the line, including a Bora induction hob with integrated extraction, two Miele combination ovens, a wine climate cabinet and a Quooker that delivers chilled, boiling and sparkling water.
To the right of the hall is the living room, generously divided into two seating areas under high ceilings, with French doors opening onto the park. A third room on the ground floor, formally a bedroom with its own park view, an authentic round window and French doors, lends itself perfectly to a home office, consulting room or guest suite. The utility room provides additional storage with connections for a washer and dryer.

The first floor houses two spacious bedrooms with exposed beams and clever storage behind the knee walls. From the master bedroom, a small staircase leads to a private roof terrace overlooking the treetops of the Valkenbergpark, your own retreat above the city. The central bathroom combines a walk-in rain shower, a wall-hung toilet, a double washbasin, a designer radiator and a dormer window that draws daylight in. The connection for a freestanding bath is in place.

Technical specifications and features
Behind the centuries-old walls, everything is new. Electrical wiring, data cabling, plumbing and mechanical ventilation were fully replaced in 2024. The home is gas-free and is heated and cooled by a Daikin heat pump with underfloor heating throughout. The roof was replaced and insulated in 2013 with new tiles, while wall and floor insulation date from 2024. The entire property is fitted with CCTV, including the entrance gate. Wooden window frames and shutters were repainted in 2024, and walls and ceilings have a smooth plaster finish. Energy label A+.

Connectivity
Breda Central Station is a seven-minute walk away through the park. From there you reach Rotterdam in 22 minutes, Antwerp in 34 minutes, The Hague in 48 minutes, Schiphol in 53 minutes and Brussels Airport in 64 minutes. The city centre is around the corner. Easy access by car via the A16 and A27.

Living in Breda
Breda combines Burgundian conviviality with urban accessibility. The city centre offers excellent dining, culture (BredaPhoto, Jazz in the Park) and every daily amenity within walking distance. The Mastbos, Liesbos and Teteringse Heide woodlands are nearby. Breda sits at the heart of the Rotterdam, Antwerp and Tilburg triangle, with fast connections by rail and via the A16 and A27.


Sale Conditions
Asbestos Clause
For homes built before July 1, 1993, it was common practice to use asbestos-containing materials in elements such as (smoke) ducts, roof coverings, partition walls, façade panels, and flooring near heating or hot water appliances. The buyer acknowledges that asbestos-containing materials may be present and understands that specific measures must be taken for removal under environmental laws. The seller is indemnified against all liability related to the presence or removal of any asbestos.

Age Clause
An age clause will be included in the sales agreement, as the property is over 55 years old. This acknowledges that the construction quality standards at the time of construction may differ significantly from current requirements. The buyer cannot claim deviations from modern building codes as a defect.

Non-Resident Seller Clause
The seller has not lived in the property and, therefore, cannot provide the buyer with detailed information about the property’s features or potential defects that would be known through occupancy. This clause will be included in the sales agreement.

Measurement Instruction (NEN2580)
The measurement instruction is based on NEN2580 standards, providing a consistent method for indicating the usable surface area. Differences in measurement outcomes may occur due to interpretation, rounding, or limitations in measurement execution. The principle remains: “what you see is what you buy,” with the object information taking lower priority.

Legal Purchase Agreement Only After Signing
An oral agreement between the private seller and buyer is not legally binding. A purchase becomes valid only after both parties sign the agreement. This is stipulated under Article 7:2 of the Dutch Civil Code. An email confirmation or draft contract does not constitute a legally binding agreement.

Deposit or Bank Guarantee
Agnes Tomesen Makelaardij, as a member of NVM, uses the standard sales agreement established by NVM, VBO, the Consumer Association, and Vereniging Eigen Huis. The agreement includes a standard provision requiring a deposit or bank guarantee of 10% of the purchase price.

Sale Documentation
This documentation has been carefully compiled. However, as we depend on third-party information, neither the seller nor we can accept liability for any inaccuracies.

Final Notes
We appreciate your interest in this property. If you would like to schedule a viewing, we are happy to show you the current layout and design. Should you have other ideas, we are eager to hear them. During the tour, we’ll explain how the spaces can be adapted to fit your vision. Small changes can make a big impact, and we are happy to demonstrate this.

For questions, feel free to contact us by email or phone. We are here to assist!