A quiet spot in Hoefstraat Noord
This end-of-terrace house on the Robert Fruinstraat sits in Hoefstraat Noord, a neighbourhood in Tilburg where the streets are calm and the pace of life feels relaxed. The home was built in 2005 and carries an A energy label, which is an efficient label. With an asking price of €400,000, the price sits 20% above the average asking price of €333,250 for homes in this neighbourhood, so it is on the high side compared to the local market. For context, end-of-terrace houses in Tilburg are listed at an average of €4,281 per square metre.
Inside the home
According to the agent, this home has four rooms, three bedrooms and one bathroom spread over two floors. The living area is listed at 101 square metres by the agent, while the BAG registration records 102 square metres; the plot is 113 square metres in both sources. The garden is at the rear, reachable via the back entrance and facing southeast. The agent describes the insulation as roof insulation, double glazing, HR glazing, wall insulation, floor insulation and fully insulated. Heating comes from a central heating boiler with partial underfloor heating. The home is set on a quiet road, in the centre and in a residential area.
Life in Hoefstraat Noord
Residents of the district Groeseind-Hoefstraat give their living environment an average score of 7.57, based on four reviews. One resident describes it as "a beautiful neighbourhood" where "people help and respect each other, where we sometimes go for coffee at each other's homes and help one another." Another says it is "a nice, quiet neighbourhood where you can live well," though they note that traffic safety is poor, with cars regularly driving in the wrong direction and too fast. The neighbourhood itself has around 1,355 residents, and about half of the homes are owner-occupied. The Hoefstraat Noord neighbourhood is a place where the community feel comes through in the reviews.
Amenities and getting around
Daily errands are easy from here. The Jumbo supermarket is just around the corner, with an Albert Heijn and another Jumbo a ten-minute walk away. For primary education, De Cocon is a couple of streets away, and the 2College Cobbenhagenmavo for secondary education is also within walking distance. The nearest GP is Huisartsenpraktijk Cals, and Apotheek Hoefstraat is nearby. Bus stops on the St. Janstraat and Wichmansstraat, served by line 6, are on your doorstep, and the Julianapark stop with lines 5 and 6 is just around the corner. Tilburg train station is a ten-minute walk. The municipality of Tilburg offers all this within easy reach.
WOZ value and address data
The WOZ value for this home is €377,000, based on the reference date of 1 January 2025. The asking price is 6% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 60%, from €236,000 to €377,000. As for address-level risk indications, the road traffic noise is 52 dB Lden, which is above the noise standard, while railway noise is 34 dB Lden, below the standard. The foundation risk indication is low, with sandy soil. Pluvial flooding at heavy rain is medium, while current flood risk and heat stress are low, though heat stress is expected to be 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 multiple channels, including De Bont Makelaardij and listings on Funda and Huispedia.
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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 Robert Fruinstraat 10, Tilburg
How does the asking price compare to the WOZ value?
The asking price of €400,000 is 6% above the WOZ value of €377,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value increased by 60%, from €236,000 to €377,000.
What is the layout of this home?
According to the agent, the home has four rooms, three bedrooms and one bathroom across two floors. The living area is 101 square metres per the agent, while the BAG registration records 102 square metres. The plot is 113 square metres. There is a rear garden facing southeast, reachable via the back entrance.
What is the energy label and what insulation is present?
The home has an A energy label, which is an efficient label. The agent describes the insulation as roof insulation, double glazing, HR glazing, wall insulation, floor insulation and fully insulated. Heating is provided by a central heating boiler with partial underfloor heating.
What are the noise levels around this address?
The road traffic noise at this address is 52 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 34 dB Lden, below the standard, based on 2023 data. These are area-level indications from public risk data, not measurements taken at this specific home.
What is the foundation risk for this home?
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 property. The climate risk data also shows pluvial flooding at heavy rain is medium, while current flood risk and heat stress are low.
What supermarkets are nearby?
The nearest supermarket is a Jumbo, just around the corner at about 200 metres. An Albert Heijn and another Jumbo are about 900 metres away, and a PLUS is close to a kilometre. There are 40 supermarkets within five kilometres, so grocery shopping is well covered.
Which schools are close to this home?
Primary school De Cocon is about 600 metres away, a couple of streets from the home. For secondary education, the 2College Cobbenhagenmavo is about 750 metres away, and the 2College Cobbenhagenlyceum is roughly 800 metres. There are 61 schools within five kilometres.
How is the public transport from this address?
Bus stops are very close: the St. Janstraat stop with line 6 is about 120 metres away, and the Julianapark stop with lines 5 and 6 is about 190 metres. Tilburg train station is about 1.7 kilometres away, roughly a ten-minute walk.
What do residents say about living in this area?
Residents of the district Groeseind-Hoefstraat give an average score of 7.57, based on four reviews. One resident calls it a beautiful neighbourhood where people help each other. Another mentions it is quiet and pleasant to live in, but notes traffic safety is poor, with cars driving too fast and in the wrong direction.
How does the price compare to other homes in the neighbourhood?
The asking price of €400,000 is 20% above the average asking price of €333,250 for homes currently for sale in Hoefstraat Noord. The average asking price per square metre in the neighbourhood is €4,281, while this home is listed at €3,960 per square metre based on the agent's floor area.
