Buying a house in Belcrum (Breda): how to reach the owners
Belcrum is a neighbourhood where little comes up for sale and much of it changes hands without ever reaching Funda. If you want to live here, a personal letter to the owners in a few chosen streets gives you a better chance than waiting for a listing.
In short
- Belcrum has 2,357 addresses in the BAG register.
- An existing home in the municipality of Breda sold in 2025 for €509,000 on average, +5.0% on 2024 (CBS StatLine).
Written by Jiri, estate agent in Maastricht and founder of DoorLetter.
Updated on 6 October 2026.
Belcrum lies on the north side of the station, just outside the singels, and in recent years has become a neighbourhood young families want to move to. Those who live there now have often searched for a long time and are not quick to leave again. As a result a 1930s house rarely comes free here, and when it does, the neighbours and their friends usually know before Funda does. Some also go to someone who had already come forward to the owner.
Until 1927 Belcrum belonged to Teteringen. It then became part of Breda and was built up mainly in the 1930s. The Speelhuislaan is much older: it was the maliebaan of the Speelhuis, the park that Filips Willem van Oranje had laid out north of the castle at the start of the seventeenth century. In the streets with bird names, such as the Merelstraat and the Patrijsstraat, stand terraced houses from the 1930s, and the water tower, in the style of the Amsterdamse School, also dates from that time. Most in demand is a 1930s house with a garden in one of the bird streets.
If I were looking here, I would pick the Merelstraat or the Patrijsstraat and write to the residents of the houses that suit us. We would let them know who we are, what draws us to Belcrum, and that we are coming to live there ourselves and are not going to let it out. An owner who has done up his house with care wants to know who comes next; that is what a letter is for.
Belcrum in figures
Public figures about the neighbourhood, refreshed daily. They say something about who lives here and what it costs; whether anything will come up for sale, they do not say. That is what the letter is for.
Homes
- Addresses
- 2,357
- BAG via PDOK
Value and prices
- Average sale price, municipality of Breda
- €509,000+5.0% on 2024
- CBS StatLine, existing homes 2025
Sources: the Dutch address and building register (BAG) via PDOK, CBS neighbourhood statistics (Wijken en Buurten), CBS StatLine (existing owner-occupied homes, average sale price per municipality). No source publishes overbidding figures per neighbourhood, so they are not here.
The average sale price in Breda per year since 1995
Streets people ask about
These are the streets most often named by people searching in Belcrum. Choose one or two where you would really want to live, not the whole list.
Speelhuislaan · Terheijdenseweg · Merelstraat · Patrijsstraat · Koekoekstraat · Spechtstraat
Postcode area 4815.
Other neighbourhoods in Breda
This page in Dutch: Huis kopen in Belcrum.
Frequently asked questions
How do I approach owners in Belcrum?
Start with the streets that appeal to you, the bird streets for instance, and send the residents of the houses where you would really want to live one personal letter. Write who you are, why Belcrum, and that you are going to live there yourself. Through DoorLetter the first letter is free, printed and delivered by PostNL; the owner can reply anonymously with the code in the letter.
Does much come up for sale in Belcrum?
Not much: the 1930s houses rarely change hands, and some go through the neighbours or through an agent with an interested buyer before they are offered publicly. If you want a house like that, a letter to the owners is the way to be ahead in the queue.
Which streets are most sought after?
The bird streets with the 1930s houses, such as the Merelstraat and the Patrijsstraat, and the Speelhuislaan. The houses in the bird streets are much alike, so look house by house: a south-facing garden or a well-maintained facade often makes more difference than the street name.
Is Belcrum part of the centre?
No, although you can walk into the city centre in no time. Belcrum lies behind the station, outside the singels, and Statistics Netherlands (CBS) counts it as a neighbourhood of its own in the district Breda noord. The figures on this page cover that neighbourhood only.
Write to the owners in Belcrum.
Pick a street, write in your own words why you want to live in Belcrum, and send your letter. The first letter is free, printed and delivered by PostNL; the owner can reply anonymously with the code in the letter.
Write your first letter