A classic Tilburg upper maisonette
This upper maisonette sits on a quiet residential street in Besterd, a lively part of Tilburg where the city centre is a short bike ride away. The home dates from 1905 and carries an energy label C. With a last known asking price of €275,000, the price sat about 20% below the average asking price in the neighbourhood, which came to €342,441. That made it a sharp price for this part of the market. For context, the average asking price per square metre in Besterd was €4,729, and this home was listed at €4,825 per square metre. If you are weighing up options, it is worth comparing with other [apartments in Tilburg]. This home has not been online since 4 September 2026.
Inside the home
According to the agent, this upper maisonette had four rooms, one bedroom and one bathroom spread over two floors. The living area was listed at 57 m² by the agent, while the BAG registration records 59 m². The home had a roof terrace, and the agent noted it was located on the first living floor. It was fully owned, with a service charge of €24 per month. The insulation includes roof insulation and double glazing, and the home is heated by a central heating boiler.
Life in Besterd
Besterd is a compact neighbourhood with a mix of pre-war housing and newer builds, and it draws a young crowd: a large share of residents are between 25 and 45. Residents across the municipality of Tilburg give their living environment an average score of 7.05, based on 93 reviews. One resident says: "Fijne, rustige buurt. Weinig lawaai op straat. Supermarkt, bakker en slager op loopafstand. Naar het centrum 5 minuutjes fietsen. Veel goed aangeschreven scholen in de buurt: van lagere school tot univeristeit." Another adds: "Gewoon een top buurt he." These reviews describe the wider municipality, so they give a general sense rather than a verdict on this specific street. The neighbourhood itself is home to around 1,700 people, and the housing stock is a mix of owner-occupied and rental properties. For a closer look at the area, see [the Besterd neighbourhood].
Amenities and transport
Daily errands are easy from here. A PLUS supermarket is just around the corner, and another PLUS is a couple of streets away, with a SPAR express nearby as well. For primary education, De Cocon and Basisschool De Stappen are both within a five-minute walk. The nearest GP is Huisartsenpraktijk de Nijs & van Heugten, and Apotheek Hoefstraat is just around the corner. Bus line 6 stops at Tilburg, Rosmolenplein and Tilburg, Hoefstraat, both a couple of streets away. Tilburg train station is a ten-minute walk. The wider area falls under [the municipality of Tilburg].
WOZ and address data
The WOZ value was not available for this home, so no comparison with the asking price could be made. The address-level risk data from public sources (Atlas Leefomgeving, KCAF, Klimaateffectatlas) gives area-level indications, not an inspection of this specific property. Road traffic noise is measured at 65 dB Lden, which is above the noise standard, while railway noise is 39 dB Lden, below the standard. The foundation risk indication is low, on sandy soil. For climate risks, pluvial flooding is indicated as elevated, while flood risk is low both now and in 2050. Heat stress is indicated as medium, both currently and in 2050.
Source and agent
When this home was still on the market, it was offered via multiple channels, including Via Paul Makelaardij, via wie anders?!, and Via Paul Makelaardij B.V. on Vastgoed Nederland.
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Frequently asked questions
About Kruisstraat 1-01, Tilburg
How did the asking price compare to other homes in Besterd?
The asking price of €275,000 was about 20% below the average asking price in the neighbourhood, which was €342,441. The median asking price in Besterd was €285,000, so this home sat below that as well. The price per square metre was €4,825, based on the agent's listed area of 57 m², which was slightly above the neighbourhood average of €4,729 per m².
What is the layout of this upper maisonette?
According to the agent, this upper maisonette had four rooms, one bedroom and one bathroom, spread over two floors. The living area was listed at 57 m² by the agent, while the BAG registration records 59 m². There is a roof terrace, and the home is located on the first living floor. The property was fully owned, with a service charge of €24 per month.
What was the energy label and what did it mean for costs?
The energy label is C. This was a mid-range label, so energy costs would be moderate compared to more efficient homes, but lower than homes with the least efficient labels. The agent noted that the home had roof insulation and double glazing, which could help keep heating costs down. The home is heated by a central heating boiler.
What is the WOZ value of this property?
The WOZ value is not stated in the available data for this home. The WOZ value is the municipal valuation used for taxes, and it is not always the same as the market value. Without this figure, it was not possible to compare the asking price to the official valuation.
What are the noise levels like at this address?
The address-level risk data indicates that road traffic noise is measured at 65 dB Lden, which is above the Dutch noise standard. Railway noise is measured at 39 dB Lden, which is below the standard. These are area-level indications from public data sources, not a measurement taken inside the home itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to public data. The home was built in 1905, and the soil type is sand. This is an area-level indication based on public sources, not an inspection of the specific property. It gives a general sense of the risk in the area rather than a definitive assessment of this home.
What are the flood and heat stress risks at this address?
The climate risk data indicates that pluvial flooding (from heavy rain) is elevated, while flood risk from rivers or the sea is low, both now and in 2050. Heat stress is indicated as medium, both currently and in 2050. These are area-level indications from the Klimaateffectatlas, not a detailed assessment of this specific property.
Which supermarkets are near this home?
A PLUS supermarket is just around the corner at about 250 metres, and another PLUS is about 469 metres away. A SPAR express is at 527 metres, and an AH to go is at 867 metres. There are also several other supermarkets within a short distance, so daily groceries are easy to pick up on foot.
Which schools are close to this home?
Several primary schools are within walking distance. De Cocon is about 425 metres away, Basisschool De Stappen is at 458 metres, and Basisschool Den Bijstere is at 468 metres. Kindercampus Oculus is at 681 metres, and Basisschool Tiliander is at 756 metres. There are also secondary schools within about 1.7 kilometres.
What public transport options are available?
Bus line 6 stops at Tilburg, Rosmolenplein (about 278 metres) and Tilburg, Hoefstraat (about 293 metres), both within a short walk. Tilburg train station is about 930 metres away, which is roughly a ten-minute walk. This gives good options for getting around Tilburg and further afield.
What is the neighbourhood of Besterd like?
Besterd is a compact neighbourhood with a mix of pre-war housing and newer builds. It has a young population, with a large share of residents between 25 and 45. Residents across the municipality of Tilburg give their living environment an average score of 7.05, based on 93 reviews. One resident describes it as a "fijne, rustige buurt" with shops and schools within walking distance.
How many homes were at the time for sale in Besterd?
There were at the time 17 homes for sale in Besterd, according to the neighbourhood housing market data. The average asking price was €342,441, and the median was €285,000. Prices range from €189,000 to €635,000. The average living area of homes for sale was 81 m², so this home at 57 m² was smaller than the neighbourhood average.
