Catharinastraat 21 F

The Alternative to an Apartment, Overlooking Breda’s Most Beautiful Park
If you are looking for an apartment in Breda in a prime location, this former coach house offers something even better. It provides everything you would expect from a luxury apartment: low-maintenance living, a central location, move-in ready accommodation, and a property that has been completely rebuilt. Yet it comes without a homeowners' association (VvE), without monthly service charges, and without restrictions on renovations or letting. Instead, you enjoy 275 m² of living space, a private entrance, a private roof terrace, and the freedom of owning an independent home.

In 2024, the property was stripped back to its exterior walls and completely reconstructed. Only the original characterful façade and exterior walls were preserved; everything behind them is entirely new and has never been occupied. Directly in front of the property lies Valkenberg Park, once the private castle gardens of the Lords of Breda. There is no garden to maintain, yet every day you enjoy uninterrupted views of magnificent mature trees. Breda Central Station is just a few minutes' walk through the park.

For anyone considering a spacious apartment in an exceptional location, this is a truly unique alternative. You benefit from all the comforts of apartment living, without a homeowners' association, service charges, or shared facilities. Instead, you own a private residence offering approximately 275 m² of living space, a private roof terrace, a multifunctional workspace on the ground floor, and the charm of a historic building in one of Breda's most desirable locations.

Living with the Park as Your Backyard
The symmetrical entrance leads into an impressive open-plan kitchen beneath an attractive skylight. The kitchen features a large central island and premium appliances, including a Bora induction hob, two Miele combination ovens, a wine climate cabinet, and a Quooker boiling water tap.

At the park side of the property, the spacious living room offers two comfortable seating areas and French doors opening onto the greenery. An additional room on the ground floor is ideal as a bedroom, home office, or practice room. A practical utility room completes this level.

The first floor comprises two generous bedrooms with exposed timber beams and cleverly integrated storage. The principal bedroom provides direct access to the private roof terrace overlooking Valkenberg Park. The luxurious bathroom features a walk-in shower, double washbasin, wall-mounted toilet, and has been prepared for the installation of a bathtub.

Technology and Comfort
Behind the historic façade lies an entirely new home. Every technical installation was renewed in 2024. The property is fully gas-free and equipped with a Daikin air-source heat pump, underfloor heating and cooling, excellent insulation, and an Energy Label A+. A comprehensive camera surveillance system further enhances comfort and security.

Accessibility
Breda Central Station is just a few minutes away on foot. From there, you can travel directly to destinations including Rotterdam, Antwerp, The Hague, Amsterdam Schiphol Airport, and Brussels Airport. The A16 and A27 motorways are also easily accessible.

Living in Breda
Breda combines Burgundian charm with excellent accessibility. The historic city centre, a wide variety of restaurants, cafés, shops, and cultural attractions are all within walking distance, while the Mastbos, Liesbos, and Teteringse Heide nature reserves are just a short distance away.

General Features
• Former coach house in a unique location overlooking Valkenberg Park.
• Completely rebuilt in 2024; only the original exterior walls have been retained.
• Approximately 275 m² of living space.
• Energy Label A+.
• Daikin air-source heat pump with underfloor heating and cooling.
• Private entrance and private roof terrace.
• Three spacious bedrooms, one of which is perfectly suited as a home office or practice room.
• No homeowners' association (VvE) and no service charges.
• Situated within a protected historic cityscape.
• Parking facilities are available nearby for both rental and purchase.

Terms and Conditions of Sale
Age Clause
An age clause will be included in the purchase agreement because the property is more than 55 years old. This means that the standards that may reasonably be expected regarding the construction quality are considerably lower than those applicable to newly built homes. Consequently, the purchaser cannot claim that the property fails to comply with current building regulations.

Seller Has Not Occupied the Property
The seller has never personally occupied the property and is therefore unable to provide information regarding characteristics or defects that an owner-occupier might reasonably have been aware of. For this reason, a non-owner occupancy clause will also be included in the purchase agreement.

NEN 2580 Measurement Standard
The measurements have been carried out in accordance with the Dutch NEN 2580 Measurement Standard. This standard aims to provide a uniform method for indicating the usable floor area. Nevertheless, differences in measurement outcomes may occur due to varying interpretations, rounding differences, or practical limitations during measurement. The guiding principle remains: "What you see is what you buy," and the actual property itself always takes precedence over the stated measurements.

Legally Binding Purchase Agreement
A verbal agreement between a private seller and a private purchaser is not legally binding under Dutch law. A legally enforceable purchase agreement only comes into existence once both the seller and purchaser have signed the written purchase agreement. This is stipulated in Article 7:2 of the Dutch Civil Code. Confirmation of a verbal agreement by email or the provision of a draft purchase agreement does not constitute a legally binding agreement.

Security Deposit or Bank Guarantee
As Agnes Tomesen Makelaardij is affiliated with the Dutch Association of Real Estate Agents (NVM), the standard purchase agreement jointly established by the NVM, VBO, the Dutch Consumers' Association, and Vereniging Eigen Huis will be used. This agreement stipulates that the purchaser must provide either a security deposit or a bank guarantee equal to 10% of the purchase price.

Sales Documentation
This sales documentation has been compiled with great care. However, much of the information provided is supplied by third parties. Consequently, neither the seller nor Agnes Tomesen Makelaardij accepts liability for any inaccuracies or omissions.

Finally
We appreciate you taking the time to review the information about this exceptional property. If you would like to arrange a viewing, we would be delighted to welcome you. During the viewing, we will present the property as it is currently arranged and laid out. We will guide you through the existing spaces, while also listening to any ideas you may have for adapting the home to suit your own lifestyle. We are happy to explain the possibilities the layout offers and how the spaces could be transformed to meet your personal wishes. Often, relatively modest changes can make a remarkable difference, and we would be pleased to discuss these possibilities with you during your visit.