Waterhoefstraat 31A
Bouwmeestersbuurt Zuid, Tilburg
AreaA fourth-floor apartment in Tilburg
This apartment on the Waterhoefstraat sits in the Bouwmeestersbuurt Zuid, a lively part of Tilburg where the streets are busy and the mix of residents is varied. The home is on the fourth floor of a building from 1964, and with an asking price of €275,000 it comes in well below the average asking price in the neighbourhood, which is €381,286. That puts it on the low side compared with other homes currently for sale here, and it is also noticeably cheaper than the average price per square metre in the area. For context, the asking price is about 28% under the neighbourhood average, which makes this a relatively affordable entry point into the local market. If you are looking at apartments in Tilburg, this one stands out for its price.
The home itself
According to the agent, the apartment has four rooms, including three bedrooms and one bathroom, all spread over a single floor. The living area is listed as 72 m² by the agent, while the BAG registration records 71 m², so the two figures are very close. The home has a volume of 236 m³ and comes with an energy label C, which means it sits in the middle of the scale. The building dates from 1964, so it is a product of its era, and the apartment is located on the fourth floor, which gives it a slightly elevated position within the block.
Life in Bouwmeestersbuurt Zuid
Residents of the district, which includes this neighbourhood, give their living environment an average score of 6.67, based on three reviews. One resident describes it as peaceful, with shops within walking distance and an enclosed playground for children, secured by a gate. Another resident mentions the diverse population, including many students and student houses, and notes that there is always plenty to see, with a homeless shelter, a coffee shop and a park nearby. A third review is more critical, pointing to litter and a lack of directness among neighbours, though it also acknowledges the greenery. The neighbourhood itself has around 2,170 inhabitants, and a large share of households are single-person, at 57%. The area is very strongly urban, with a high address density, so you are firmly in the city here. For more on the local area, see the Bouwmeestersbuurt Zuid neighbourhood.
Amenities and transport
Daily errands are easy from this spot. The nearest supermarket, an AH XL, is just around the corner, with an Aldi and a PLUS also within a couple of streets away. For primary education, Basisschool De Vijf Hoeven is a five-minute walk, and there are secondary schools within a ten-minute walk, including De Rooi Pannen Tilburg Vmbo. The GP practice, Huisartsenpraktijk Tilburg-West, is a couple of streets away, and the BENU Apotheek Jan Heijns pharmacy is even closer. Public transport is right on your doorstep, with the bus stop Tilburg, Waterhoefstraat just 33 metres away, served by lines 5, 6 and 7. The train station Tilburg is about a ten-minute walk, and the ETZ TweeSteden hospital is within walking distance too. All of this sits within the municipality of Tilburg, which offers a full range of urban facilities.
WOZ and address data
There is no WOZ value available for this property in the records, so no comparison with the asking price can be made here. As for the address-level risk indications, these are based on public data at the area level, not an inspection of this specific home. The noise from road traffic is measured at 54 dB Lden, which is above the Dutch noise standard, while railway noise is at 40 dB Lden, which stays below the standard. The foundation risk indication is low, with sandy soil and a building year of 1964. For climate, the pluvial flooding indication is elevated, meaning that at heavy rain there is a higher chance of water on the street, while the current flood risk is low and the risk for 2050 is also low. Heat stress is currently low but is expected to become medium by 2050.
Source and agent
At the time of writing, the home is offered only via Kern Makelaars Tilburg, according to the listing on Huispedia.
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Frequently asked questions
About Waterhoefstraat 31A, Tilburg
How does the asking price compare with other homes in the neighbourhood?
The asking price of €275,000 is about 28% below the average asking price in Bouwmeestersbuurt Zuid, which is €381,286. The average price per square metre in the neighbourhood is €3,746, while this home is listed at €3,819 per m², so it is slightly above that average. The homes currently for sale in the area range from €295,000 to €469,000, which puts this apartment at the lower end of the market.
What is the layout of this apartment?
According to the agent, the apartment has four rooms in total, including three bedrooms and one bathroom, all on a single floor. The living area is listed as 72 m² by the agent, while the BAG registration records 71 m². The home has a volume of 236 m³ and is located on the fourth floor of the building. There is no mention of a garden, balcony or garage in the listing.
Is there a WOZ value available for this property?
No, the WOZ value is not stated in the records for this property. The WOZ value is the municipal valuation used for taxes, and it is not available here. Without it, there is no comparison to make with the asking price, and no historical development of the WOZ value can be shown. The listing itself does not provide this information either.
What are the noise levels around this address?
The address-level risk data shows that road traffic noise is measured at 54 dB Lden, which is above the Dutch noise standard. Railway noise is at 40 dB Lden, which stays below the standard. These are area-level indications based on public data, not a measurement taken inside this specific home. The noise levels are what they are, and you can judge for yourself whether they would bother you.
What is the foundation risk for this property?
The foundation risk indication for this address is low, according to the public risk data. The soil type is sand, and the building was constructed in 1964, which is before 1970. This is an area-level indication, not an inspection of the foundation of this specific apartment. It gives a general sense of the risk in the area, but it does not replace a structural survey.
What are the flood and climate risks for this location?
The climate risk data for this address shows that pluvial flooding, which is flooding from heavy rain, has an elevated indication. The current flood risk from rivers or the sea is low, and the risk for 2050 is also low. Heat stress is currently low, but it is expected to become medium by 2050. These are area-level indications based on climate models, not a prediction for this specific home.
Which supermarkets are nearby?
There are several supermarkets within easy reach. The nearest is an AH XL at about 516 metres, which is just around the corner. An Aldi is also at 516 metres, and a PLUS is at 549 metres, so you have a few options within a five-minute walk. A Coop is at 680 metres, and another Aldi is at 938 metres, giving you plenty of choice for daily groceries.
What schools are close to this apartment?
For primary education, Basisschool De Vijf Hoeven is about 273 metres away, which is a five-minute walk. Basisschool Hasseltse Poorten is at 644 metres, also within walking distance. For secondary education, De Rooi Pannen Tilburg Vmbo is at 549 metres, and 2College Jozefmavo is at 724 metres. Theresialyceum is at 741 metres. All of these are within a ten-minute walk or so.
How is the public transport connection from this address?
The bus stop Tilburg, Waterhoefstraat is just 33 metres away, served by lines 5, 6 and 7. Another stop, Tilburg, Philips Vingboonsstraat, is at 247 metres with the same lines, and Tilburg, Wandelboslaan is at 381 metres with line 1. The train station Tilburg is about 1.15 km away, which is a ten-minute walk. This gives you good options for getting around the city and beyond.
What is the neighbourhood like according to residents?
Residents of the district give an average score of 6.67, based on three reviews. One resident describes it as peaceful, with shops within walking distance and an enclosed playground for children. Another mentions the diverse population, including many students, and notes there is always something to see. A third review is more critical, pointing to litter and a lack of directness among neighbours, though it also acknowledges the greenery. The neighbourhood has a high share of single-person households, at 57%.
