A modern apartment in Afrikaanderbuurt West
This apartment on Laarstraat 28-10 sits in Afrikaanderbuurt West, a neighbourhood in Tilburg where the streets are lively and the atmosphere is unmistakably urban. With an address density of 3,120 per square kilometre, this is a very strongly urban area, and the mix of people and activity reflects that. The asking price of €450,000 is on the high side compared with the average for apartments in Tilburg, which currently stands at €549,000 for the one property available in this neighbourhood. The price per square metre works out at €3,879, based on the agent's listing.
Inside the home
This apartment is on the first floor and spans two levels, with four rooms in total: three bedrooms and one bathroom. The living area is 116 square metres, according to both the BAG registration and the agent's listing, so there is no discrepancy there. The home comes with a sunny terrace garden facing south, plus a roof terrace and 5 square metres of storage space. There is a parking spot included. The property is fully insulated, with double glazing (HR+ or HR++), roof, wall and floor insulation, and it has underfloor heating and a heat pump. The energy label is A+++, which is an efficient label.
Life in Afrikaanderbuurt West
Residents give this neighbourhood a low average score of 2.3 out of 5, based on three reviews. One resident describes it as "deeply sad", mentioning "dirty, filthy and unsafe". Another says: "unsafe junkies alcoholics and a lot of dangerous traffic". A third resident speaks of "terrible nuisance, filth, greenery is not maintained, junkies, alcoholics, shouting, traffic nuisance, no one dares to go outside in the evening". These are strong words, and they paint a picture of a place where daily life can be challenging. The neighbourhood has 740 inhabitants, and about half of households are single-person households. For more context, you can look at the Afrikaanderbuurt West neighbourhood.
Amenities and transport
For daily errands, Albert Heijn is just around the corner, and Nettorama is a couple of streets away. Basisschool De Zuidwester is a five-minute walk, and Kindcentrum WillemsPoort is a bit further. The GP practice Huisartsenpraktijk Kuijpers en Fransen and Apotheek Korvelse Kerk are both on your doorstep. Bus line 8 stops at Tilburg, Laarstraat, just around the corner, and Tilburg, Korvelplein is also nearby. The nearest train station is Tilburg, about a ten-minute walk away. The municipality of the municipality of Tilburg covers all of this.
WOZ value and address data
The WOZ value for this property is €164,000, with a reference date of 1 January 2025. The asking price is 174% above this WOZ value, which is a significant gap. There is no information on how the WOZ value has developed over the past five years. As for the address, the noise level from road traffic is 53 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 32 dB Lden, which is not above the standard. The foundation risk indication is low, with sandy soil. For climate risks, pluvial flooding is low, flood risk is low now and in 2050, and heat stress is low now but medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered only via Hendriks Makelaardij Tilburg.
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Frequently asked questions
About Laarstraat 28-10, Tilburg
How does the asking price compare to the WOZ value?
The asking price of €450,000 is 174% above the WOZ value of €164,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. This is a large difference, but it is not unusual for newer or renovated properties where the market has moved faster than the valuation. No further conclusions are drawn here.
What is the layout of this apartment?
The apartment is on the first floor and has two levels. It includes four rooms: three bedrooms and one bathroom. The living area is 116 square metres, according to both the BAG registration and the agent's listing. There is also a sunny terrace garden facing south, a roof terrace, and 5 square metres of storage space. A parking spot is included.
What is the energy label and what does it mean?
The energy label is A+++, which is an efficient label. According to the agent, the home is fully insulated, with double glazing (HR+ or HR++), roof, wall and floor insulation. It also has underfloor heating and a heat pump. This combination suggests the home is designed to be energy-efficient, though the label itself does not guarantee specific energy costs.
What is the foundation risk for this address?
The foundation risk indication for this address is low, and the soil type is sand. This is an area-level indication based on public data, not an inspection of this specific home. It means that, at the neighbourhood scale, foundation issues are not flagged as a major concern. For a precise assessment of this property, a structural survey would be needed, but that is not something we advise on.
What are the noise levels like at this address?
The noise level from road traffic is 53 dB Lden, which is above the Dutch noise standard, based on 2022 data. Railway noise is 32 dB Lden, which is not above the standard, based on 2023 data. These are area-level indications from public sources, not measurements taken at the property itself. The actual noise experience can vary depending on the exact position and insulation of the home.
What supermarkets are nearby?
Albert Heijn is just around the corner at 257 metres, and Nettorama is at 443 metres. SPAR express is at 716 metres, SPAR at 775 metres, and Jumbo at 869 metres. With 43 supermarkets within 5 kilometres, you have plenty of options for daily groceries. The nearest large supermarket is 0.6 kilometres away, according to CBS data.
What schools are in the area?
Basisschool De Zuidwester is a five-minute walk at 403 metres, with 173 pupils. Kindcentrum WillemsPoort is at 579 metres, and Kindcentrum De Triangel is at 842 metres. There are also special education options nearby, such as SBO Zonnesteen at 892 metres. In total, there are 62 schools within 5 kilometres, covering primary and secondary education.
How is the public transport connection?
Bus line 8 stops at Tilburg, Laarstraat, just around the corner at 107 metres, and also at Tilburg, Korvelplein at 237 metres. Bus lines 137 and 637 stop at Tilburg, Willem ll Stadion at 518 metres. The nearest train station is Tilburg, at 1.9 kilometres, which is about a ten-minute walk. This gives you options for getting around the city and beyond.
What do residents say about living in Afrikaanderbuurt West?
Residents give the neighbourhood an average score of 2.3 out of 5, based on three reviews. One resident mentions "dirty, filthy and unsafe", another speaks of "unsafe junkies alcoholics and a lot of dangerous traffic", and a third describes "terrible nuisance, filth, greenery is not maintained, junkies, alcoholics, shouting, traffic nuisance". These are personal experiences, and the low score reflects significant dissatisfaction.
What is the crime situation in the neighbourhood?
In the most recent period, there were 50 reported crimes in the neighbourhood. This is a raw figure from CBS data, and it is not broken down by type or severity here. The interpretation of whether this is high or low depends on the size of the population and the context, which is not provided in this data. Residents' reviews also mention safety concerns, but that is their personal view.
