A waterside home in Tilburg
This end-of-terrace house sits on the Piushaven, a spot where the water and the city come together. The setting is calm, with open views and a free outlook, yet the centre of Tilburg is just around the corner. The asking price is €550,000. For context, end-of-terrace houses in Tilburg are part of a wider market where prices vary.
The house itself
Built in 1989, this home offers 5 rooms, including 4 bedrooms and 1 bathroom, spread over 3 floors. The living area is 109 m² according to the agent, while the BAG registration lists 121 m²; the plot is 132 m² in both. There is a 61 m² west-facing back garden, accessible via the back, and an attached brick garage. The property is fully owned, and the agent notes insulation including roof insulation, double glazing, HR+ glass, and full insulation, plus a central heating boiler. The energy label is C.
The Piushaven neighbourhood
Residents of the district give it an average score of 7.8, based on four reviews. One resident says: "Very good neighbourhood, with enough amenities 200 metres away in the city (without being bothered by it). On the other side, 300 metres away, there is a beautiful green nature area. The neighbourhood itself is also very green and very tidy, with hardly any street litter." Another adds: "I have never experienced anything unpleasant in this neighbourhood. Not even in the evening." A third notes it could be better in terms of sociability. The neighbourhood has around 925 residents, with a high share of single-person households. The Piushaven neighbourhood is a small, green enclave by the water.
Amenities and transport
Daily life is well served here. The Albert Heijn is on your doorstep, with a Jumbo a couple of streets away. For primary education, Openbare Basisschool Panta Rhei is just around the corner, and Basisschool Pendula is a five-minute walk. The nearest GP is Huisartsen Piushaven, a ten-minute walk, and the Service Apotheek Groenstraat is just around the corner. Bus stops at Piusstraat and Piusplein, with lines 1, 2, 7 and 8, are within a few minutes' walk, and Tilburg train station is a ten-minute walk. The municipality of Tilburg offers further amenities within easy reach.
WOZ and address data
The WOZ value is €440,000, with a reference date of 1 January 2025. The asking price is 25% above this WOZ value. According to public risk data at address level, the noise from road traffic is 58 dB Lden, above the norm, while railway noise is 37 dB Lden, below the norm. The foundation risk indication is low, with sandy soil. Climate indications for the area are low for pluvial flooding and current flood risk, and medium for heat stress 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 multiple channels, including Kin Makelaars.
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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 Piushaven 38, Tilburg
How does the asking price compare with the WOZ value?
The asking price of €550,000 is 25% above the WOZ value of €440,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The comparison is a factual figure; it does not indicate whether the price is fair or not.
What is the layout of this end-of-terrace house?
The home has 5 rooms, including 4 bedrooms and 1 bathroom, spread over 3 floors. The living area is 109 m² according to the agent, while the BAG registration lists 121 m². There is a 61 m² west-facing back garden, accessible via the back, and an attached brick garage. The property is fully owned.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so energy costs will be moderate compared with more efficient homes, but lower than with the least efficient labels. The agent notes insulation including roof insulation, double glazing, HR+ glass, and full insulation, which may help with energy efficiency.
What is the foundation risk for this address?
The foundation risk indication for this address is low, with sandy soil. This is an area-level indication based on public data, not an inspection of this specific home. It means that, at the area level, foundation issues are not flagged as a concern, but it does not guarantee the condition of this particular property.
How noisy is the location?
According to public risk data, road traffic noise is 58 dB Lden, which is above the Dutch noise norm. Railway noise is 37 dB Lden, below the norm. These are area-level indications, not measurements at the property itself. The home is on a quiet road, according to the agent, but the traffic noise figure is worth noting.
What amenities are within walking distance?
The Albert Heijn is about 250 metres away, and a Jumbo is about 550 metres. Openbare Basisschool Panta Rhei is about 320 metres, and Basisschool Pendula is about 500 metres. The nearest GP is Huisartsen Piushaven, about 800 metres, and the Service Apotheek Groenstraat is about 260 metres. Bus stops with lines 1, 2, 7 and 8 are within 400 metres.
How far is the train station?
Tilburg train station is about 1.1 kilometres away, which is roughly a ten-minute walk. This makes it convenient for commuting or trips to other cities. The nearest bus stops are closer, with lines 1, 2, 7 and 8 serving the area.
What do residents say about the Piushaven district?
Residents of the district give it an average score of 7.8, based on four reviews. One resident praises the amenities and green surroundings, while another says they have never experienced anything unpleasant, even in the evening. A third notes it could be better in terms of sociability. These reviews reflect the wider district, not just this immediate neighbourhood.
What is the neighbourhood like in terms of demographics?
The neighbourhood has around 925 residents, with a high share of single-person households (67%). About 21% of residents are 65 or older, and 8% are under 15. The average household size is 1.5. This suggests a mix of ages, but with a notable number of people living alone.
