Schoolstraat 81
Binnenstad West, Tilburg
AreaA calm spot in the heart of Tilburg
This apartment on Schoolstraat 81 sits in Binnenstad West, a lively part of Tilburg's centre that still feels a bit village-like. Residents describe the area around Harmoniepark as a little paradise, where people greet each other and the streets have that old Tilburg charm. The home itself is on the second floor of a building from 1996, with a balcony overlooking the park. At €375,000, the asking price is 2% above the WOZ value, which puts it in line with the market for apartments in Tilburg.
The apartment itself
Inside, you'll find three rooms, including two bedrooms and one bathroom, spread over a single floor. The living area is 86 square metres according to the agent, while the BAG registration lists 87 square metres. The home has roof insulation, double glazing and wall insulation, and is heated by a central heating boiler. It's a full ownership, with a monthly HOA fee of €164.32. There's a balcony, and while there's no garage, one could be added.
Life in Binnenstad West
Binnenstad West is a neighbourhood where the city bustle is never far away, yet it doesn't feel rushed. A resident says: "Nice little park in the centre. Living around Harmoniepark is really pleasant. It's in the middle of the city, yet it doesn't feel busy or rushed." Another adds: "We live in the middle of the city, in a nice apartment complex; when we step out the front door, we're in the bustling city within 5 minutes." The neighbourhood scores an average of 7.85 out of 10 from four reviews. It's a very urban area, with 5,825 addresses per square kilometre, and most households are single-person. The vibe is creative and warm, with people looking out for each other. For more on this area, see the Binnenstad West neighbourhood.
Amenities and getting around
Daily life here is easy on foot. The Ekoplaza is on your doorstep, and the Jumbo is just around the corner. For secondary education, the Odulphuslyceum is a couple of streets away, and the Montessoribasisschool De Elzen is also nearby. The GP practice Huisartsenpraktijk Binnenstad and Apotheek Binnenstad Tilburg are both a five-minute walk. For public transport, the bus stop Tilburg, Noordhoekring with lines 1, 2, 7 and 8 is just around the corner, and Tilburg train station is a ten-minute walk. All this is part of the municipality of Tilburg.
WOZ value and address data
The WOZ value on 1 January 2025 was €367,000, and the asking price is 2% above that. Between 2020 and 2025, the WOZ value rose by 75%, from €210,000 to €367,000. As for the address, the noise from road traffic is 56 dB Lden, which is above the norm, while railway noise is 41 dB Lden, below the norm. The foundation risk indication is low, with sandy soil. For climate, pluvial flooding at heavy rain is elevated, while flood risk is low now and in 2050. Heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via two channels, including Van de Water Makelaars Oosterhout.
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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 Schoolstraat 81, Tilburg
How does the asking price compare to the WOZ value?
The asking price of €375,000 is 2% above the WOZ value of €367,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 75%, from €210,000 in 2020 to €367,000 in 2025.
What is the layout of this apartment?
According to the agent, the apartment has three rooms, including two bedrooms and one bathroom, on a single floor. The living area is 86 square metres as listed by the agent, while the BAG registration records 87 square metres. There is a balcony, and the home is located on the second floor.
What is the energy label and what does it mean?
The energy label is A+, which is an efficient label. The agent also states that the home has roof insulation, double glazing and wall insulation. This means the home is likely to have relatively low energy costs, though the exact costs depend on usage and energy prices.
What is the noise situation at this address?
According to public address-level data, the noise from road traffic is 56 dB Lden, which is above the Dutch noise norm. Railway noise is 41 dB Lden, which is below the norm. These are area-level indications based on 2022 and 2023 data, not a measurement at the home itself.
What are the flood and heat risks for this area?
The area-level indication for pluvial flooding (from heavy rain) is elevated. The flood risk from rivers or the sea is low, both now and in 2050. Heat stress is currently low, but is expected to become medium by 2050. These are indications for the area, not a specific assessment of this property.
Which supermarkets are nearby?
The nearest supermarket is Ekoplaza, about 225 metres away, followed by Jumbo at 323 metres. There is also an AH to go at 543 metres and an AH XL at 736 metres. Within five kilometres, there are 43 supermarkets in total.
What schools are close to this apartment?
The Odulphuslyceum - De Havo is about 152 metres away, and the Odulphuslyceum - VWO is at 173 metres. For primary education, Montessoribasisschool De Elzen is at 282 metres, and Openbare Basisschool De Vuurvogel is at 598 metres. There are 66 schools within five kilometres.
How is the public transport connection?
The nearest bus stop is Tilburg, Noordhoekring, about 138 metres away, with lines 1, 2, 7 and 8. Tilburg train station is approximately 480 metres away, which is about a ten-minute walk. This makes it easy to get around without a car.
What is the neighbourhood like according to residents?
Residents of Binnenstad West give the neighbourhood an average score of 7.85 out of 10, based on four reviews. One resident calls it a "little paradise" and mentions the pleasant living around Harmoniepark. Another says it's a cosy neighbourhood where everything is accessible on foot or by bike. The reviews highlight the village-like atmosphere and the creative vibe.
What is the HOA fee and what does it cover?
The monthly HOA fee is €164.32. The listing does not specify what this fee covers, but it is common for such fees to include building insurance, maintenance of common areas, and sometimes a reserve fund for future repairs. For details, you would need to ask the seller or the homeowners' association.
