Postelse Hoeflaan 52A
Het Zand Noord-Oost, Tilburg
AreaA compact apartment in Het Zand Noord-Oost
This apartment on Postelse Hoeflaan 52A sits in Het Zand Noord-Oost, a lively part of Tilburg where the streets are busy and the energy is palpable. With an asking price of €260,000, this home is priced 19% below the average asking price of €320,500 for apartments in Tilburg, which puts it on the more accessible end of the market. The price per square metre works out to €4,483 based on the BAG registration, and the home was built in 1966. Given the neighbourhood's average asking price of €320,500, this listing sits on the low side of the local range.
The home itself
The apartment has a living area of 58 m² according to the BAG registration, which is 36% smaller than the neighbourhood average of 90 m². The energy label is C, so heating costs will be moderate compared to the most efficient homes. The property was built in 1966, a fact that speaks to its age but says nothing about its condition. The listing does not provide further details about the layout, number of rooms, or any outdoor space.
Life in Het Zand Noord-Oost
Residents of the district give their living environment an average score of 7.92, though this is based on just three reviews. One resident says: "Very good, I live next to a shopping centre and a park and next to my university. There is a bus stop next to my home so travelling is easy. Everything is clean and I am very satisfied with where I live." Another resident offers a different perspective: "From a pleasant neighbourhood it has changed to unfortunately no longer a safe, clean neighbourhood." A third resident describes it as "nice but somewhat busy" with lots of social control. The neighbourhood counts 1,405 inhabitants, and the urbanity level is 1, meaning very strongly urban. For more context on the area, have a look at the Het Zand Noord-Oost neighbourhood.
Amenities and transport
The daily routine here is well covered. The Aldi is just around the corner, with Albert Heijn and PLUS a couple of streets away. Basisschool Hubertus is a five-minute walk, and De Rooi Pannen Tilburg Vmbo for secondary education is also within walking distance. Huisartsenpraktijk Tilburg-West is a ten-minute walk, and Apotheek Horus is just around the corner. The ETZ TweeSteden hospital is a couple of streets away. Bus stops at P.Hoeflaan/ETZ TweeSteden and Benedictusstraat are on your doorstep, served by lines 1, 7 and 371. Tilburg Universiteit station is a ten-minute walk, and the municipality of Tilburg offers further connections.
WOZ value and address data
The WOZ value is €227,000 with a reference date of 1 January 2025, and the asking price sits 15% above that valuation. The WOZ is the municipal valuation, not the current market value. As for the address data, the noise level from road traffic is 54 dB Lden, which is above the noise standard, while railway noise is 34 dB Lden, below the standard. The foundation risk indication is low, and the soil type is sand. Pluvial flooding risk is low, as is flood risk now and in 2050. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications from public risk data, not an inspection of this specific home.
Source
At the time of writing the home is offered via two channels, including Van der Heijden Makelaardij and Van der Heijden Makelaardij on Vastgoed Nederland.
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About Postelse Hoeflaan 52A, Tilburg
How does the asking price compare to the WOZ value?
The WOZ value is €227,000 with a reference date of 1 January 2025. The asking price of €260,000 is 15% above that valuation. The WOZ is the municipal valuation for tax purposes, not the current market value, so the comparison is a factual observation rather than a judgement on whether the price is fair.
What is the living area of this apartment?
According to the BAG registration, the living area is 58 m². That is 36% smaller than the neighbourhood average of 90 m². The price per square metre is €4,483 based on the BAG figure. The listing does not state the number of rooms or bedrooms.
What do residents say about the district?
Residents of the district give an average score of 7.92, based on three reviews. One resident praises the location next to a shopping centre, a park and a university, and mentions easy travel thanks to a nearby bus stop. Another resident says the neighbourhood has become less safe and clean over time, with nuisance from loitering youths and traffic. A third describes it as nice but busy, with lots of social control.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs compared to the most efficient homes. The label does not say anything about the condition of the building itself. The home was built in 1966, which is a fact about its age but not a diagnosis of its state.
What are the noise levels around this address?
The road traffic noise level is 54 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 34 dB Lden, which is below the standard, based on 2023 data. These are area-level indications from public risk data, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication is low, and the soil type is sand. The home was built in 1966, before 1970, which is a factor in the risk assessment. This is an area-level indication from public data, not an inspection of this specific property.
What supermarkets are nearby?
The Aldi is 368 metres away, just around the corner. Albert Heijn is 620 metres and PLUS is 632 metres, both a couple of streets away. Jumbo is 840 metres, a ten-minute walk. In total there are 42 supermarkets within five kilometres, so grocery shopping is well covered.
How far is the nearest school?
Basisschool Hubertus is 301 metres away, a five-minute walk. Auris Florant, a special education school, is 565 metres away. De Rooi Pannen Tilburg Vmbo for secondary education is 632 metres away. There are 70 schools within five kilometres in total.
What public transport options are available?
The bus stop at P.Hoeflaan/ETZ TweeSteden is 122 metres away, on your doorstep, with lines 1, 7 and 371. The Benedictusstraat stop is 147 metres away with lines 7 and 371. Tilburg Universiteit train station is 1,214 metres away, about a ten-minute walk.
What is the flood risk for this address?
The pluvial flooding risk is low, meaning heavy rain is unlikely to cause significant water accumulation. The flood risk is low both now and in 2050. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific home.
