Ringbaan-Oost 178
Armhoef Noord-West, Tilburg
AreaA grand townhouse on the Ringbaan
This is a home with real presence. A 1933 herenhuis, it stands on the Ringbaan-Oost in Armhoef Noord-West, a corner of Tilburg where the streets feel settled and the pace is calm. The asking price of €1,250,000 sits well above the average asking price in the neighbourhood, which comes to €580,857, and it is also a step up from the typical apartments in Tilburg. With a living area of 254 m² according to the agent, this is a substantial property, and the price reflects that scale.
Inside the home
The agent describes the home as fully insulated, with underfloor heating throughout, a heat recovery system and a heat pump. It has five rooms, two bedrooms and two bathrooms, spread over seven floors, with a volume of 943 m³. There is a sunny terrace facing east, a balcony, and the property is offered as freehold. The BAG registration records a living area of 224 m², while the agent lists 254 m², so the two sources differ on this point.
Life in Armhoef Noord-West
Armhoef Noord-West is a small, established neighbourhood with 885 residents, and the homes here are almost all pre-war. Across the municipality of Tilburg, residents give an average score of 7.05, based on 93 reviews. One resident describes a pleasant, quiet area with little noise on the street, a supermarket, baker and butcher within walking distance, and the centre a five-minute cycle away. Another simply calls it a top neighbourhood. The area has a strong mix of ages, with a good share of families and older residents alike. For a closer look at what this part of the city is like, the Armhoef Noord-West neighbourhood page has more detail.
Amenities and getting around
The daily routine is well covered here. Lidl is on your doorstep, with SPAR express, Jumbo and PLUS a couple of streets away. Basisschool Armhoefse Akker is just around the corner, and there are several other primary schools within a ten-minute walk. Huisartsen Piushaven and Service Apotheek Piushaven are both a couple of streets away. For public transport, the bus stop at Rb Oost Spoorviaduct is on your doorstep, with lines 9, 140 and 849, and Tilburg station is a ten-minute walk. The wider area is part of the municipality of Tilburg, which brings all these facilities together.
WOZ and address data
No WOZ value is available for this property, so there is nothing to compare with the asking price. The address-level risk data, which is an area-level indication rather than an inspection of this home, shows road traffic noise at 66 dB Lden, above the noise standard, while railway and industrial noise stay below their standards. The foundation risk indication is low, on sandy soil, and the climate indications for pluvial flooding and current flood risk are low, with heat stress currently low but medium by 2050.
Source
At the time of writing the home is offered via multiple channels, including Honders & Alting Makelaars and other listings. The asking price and details come from the agent's listing.
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Frequently asked questions
About Ringbaan-Oost 178, Tilburg
How does the asking price compare with other homes in the neighbourhood?
The asking price of €1,250,000 is 115% above the average asking price in Armhoef Noord-West, which is €580,857. The average price per square metre in the neighbourhood is €4,436, while this home is listed at €4,921 per m² based on the agent's floor area. With seven homes currently for sale in the neighbourhood, this property sits at the upper end of the range.
What is the layout of this home?
According to the agent, the home has five rooms, two bedrooms and two bathrooms, spread over seven floors. The volume is 943 m³. There is a sunny terrace facing east and a balcony. The property is fully insulated, with underfloor heating throughout, a heat recovery system and a heat pump. It is offered as freehold.
Why is there no WOZ value stated for this property?
The WOZ is the municipal valuation, which comes from the municipality rather than the agent, and it is not available for this property in the data we have. As a result, there is no comparison to make between the WOZ value and the asking price.
What does the risk data say about this address?
The address-level risk data, which is an area-level indication rather than an inspection of this specific home, shows road traffic noise at 66 dB Lden, above the noise standard. Railway and industrial noise are below their standards. The foundation risk indication is low, on sandy soil. Climate indications show low pluvial flooding and low current flood risk, with heat stress currently low but medium by 2050.
What amenities are within walking distance?
Lidl is on your doorstep, with SPAR express, Jumbo and PLUS a couple of streets away. Basisschool Armhoefse Akker is just around the corner, and several other primary schools are within a ten-minute walk. Huisartsen Piushaven and Service Apotheek Piushaven are both a couple of streets away. The ETZ Elisabeth Ziekenhuis is about 2.2 km away.
What is the public transport situation like?
The bus stop at Rb Oost Spoorviaduct is on your doorstep, served by lines 9, 140 and 849. The St. Josephstraat stop, with lines 141, 142 and 143, is a couple of streets away, and Spoorlaan-Oost, with lines 6, 9, 140, 141, 142, 143 and 849, is also close. Tilburg train station is about 1.4 km away.
What is the neighbourhood like according to residents?
Across the municipality of Tilburg, residents give an average score of 7.05 based on 93 reviews. One resident describes a pleasant, quiet area with little noise on the street, a supermarket, baker and butcher within walking distance, and the centre a five-minute cycle away. Another simply calls it a top neighbourhood. These reviews describe the wider municipality rather than this specific neighbourhood.
How old is this home and what does that mean?
The home was built in 1933, making it a pre-war property. In Armhoef Noord-West, 100% of the homes for sale were built before 1945, so this is typical for the area. The year of construction is a fact about the building's age, and the agent states the home is fully insulated with modern heating systems.
