A spacious detached home in Ruiven
Tucked away on a quiet road in the Ruiven neighbourhood of Berkel-Enschot, this detached house from 1975 offers plenty of space for a growing family. With a living area of 156 square metres according to the agent, and a plot of 559 square metres, there is room to breathe both inside and out. The asking price of €749,000 is on the high side compared with the average asking price in the neighbourhood, which sits at €615,600. For a sense of what this price buys you in the wider area, have a look at detached houses in Tilburg.
The home itself
Step inside and you will find a split-level layout spread over two floors, with six rooms in total, including five bedrooms and one bathroom. The home comes with a garden that wraps around the property, a detached brick garage, and a balcony, so there is plenty of outdoor space to enjoy. According to the agent, the home is insulated with roof insulation, double glazing, wall insulation and floor insulation, and it is heated by a combination boiler and an open fireplace. You own the property outright, with no leasehold to worry about. The BAG registration lists the living area as 148 square metres, while the agent states 156 square metres, and the plot is recorded as 464 square metres in the BAG and 559 square metres by the agent.
Life in Ruiven
Ruiven is a quiet, established neighbourhood where families have put down roots over the decades. One resident of the wider district, who has lived there for sixty years, reflects: "It remains a nice and quiet neighbourhood, and those young families are entitled to that just as I am." Another resident, describing the area around Enschot Midden, says: "The neighbourhood is quiet and green, with wide streets, safe 30 km/h zones, and plenty of play areas where children can run around or cycle freely." These reviews come from the district level, based on three reviews, and give an average score of 8.59 out of 10. The neighbourhood itself counts around 1,925 residents, with a mix of ages and a good share of households with children. For more on what this area is like, take a look at the Ruiven neighbourhood.
Amenities and transport
Daily life here is well catered for. The nearest primary school, Basisschool Berkeloo, is just around the corner, and the secondary school 2College Ruivenmavo is a couple of streets away. For groceries, Albert Heijn and Jumbo are both about a ten-minute walk, and the pharmacy is on your doorstep. The GP practice, Huisartsenpraktijk Tilanus & van der Kley, is a ten-minute walk away. Public transport is close by, with bus stops on Erasmuslaan and Durendaelweg offering lines 9 and 849, and the nearest train station in Oisterwijk is about three kilometres away. All of this sits within the municipality of Tilburg, which offers the conveniences of a city while you enjoy the peace of a village.
WOZ value and address data
The WOZ value of this home, as determined by the municipality on 1 January 2025, is €701,000. The asking price is 7% above this value, and over the past five years the WOZ value has risen by 49%, from €470,000 in 2020 to €701,000 in 2025. At the address level, the noise from road traffic is measured at 53 dB Lden, which is above the norm, while railway and aircraft noise stay below their norms. The foundation risk indication is low, with sandy soil, and the area-level climate indications show a medium risk of pluvial flooding during heavy rain, with low flood risk now and in 2050, and low heat stress now, rising to medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, this home is offered via multiple channels, including Gerritse Makelaardij and Gerritse Makelaardij on Funda.
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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 Hazelaarlaan 62, Berkel-Enschot
How does the asking price compare with the neighbourhood average?
The asking price of €749,000 is 22% above the average asking price in the Ruiven neighbourhood, which is €615,600. The price per square metre, based on the agent's living area of 156 square metres, comes to €4,801, which is also higher than the neighbourhood average of €3,804 per square metre. This puts the home on the high side of the local market.
What is the layout of this detached house?
According to the agent, this is a split-level detached home with six rooms, including five bedrooms and one bathroom, spread over two floors. The living area is listed as 156 square metres by the agent, while the BAG registration states 148 square metres. The plot is 559 square metres according to the agent, and 464 square metres in the BAG registration. There is a garden around the property, a balcony, and a detached brick garage.
What is the WOZ value of this home?
The WOZ value, set by the municipality on 1 January 2025, is €701,000. The asking price of €749,000 is 7% above this value. Over the past five years, the WOZ value has increased by 49%, from €470,000 in 2020 to €701,000 in 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value.
What are the noise levels like at this address?
At the address level, the noise from road traffic is measured at 53 dB Lden, which is above the Dutch noise norm. Railway noise is 33 dB Lden, and aircraft noise is 27 dB Lden, both below their respective norms. These figures come from public data for the area and are indications, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low, and the soil type is sand. This is an area-level indication based on public data, not an inspection of the property itself. The low risk suggests that foundation issues are less likely in this area, but it does not guarantee the condition of this specific home.
What are the flood and climate risks for this area?
The area-level climate indications show a medium risk of pluvial flooding during heavy rain, meaning there is a chance of waterlogging in the streets. 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 prediction for this specific property.
Which schools are near this home?
The nearest primary school is Basisschool Berkeloo, about 250 metres away, and the secondary school 2College Ruivenmavo is about 230 metres away. Both are within a short walk. There are also other primary schools within a couple of kilometres, including Basisschool Rennevoirt and De Groene Parel, giving you several options for your children's education.
What public transport options are available?
The nearest bus stop is Berkel Enschot, Erasmuslaan, about 180 metres away, served by bus lines 9 and 849. Another stop, Berkel-Enschot, Durendaelweg, is about 350 metres away with line 849. The nearest train station is Oisterwijk, about 3 kilometres away, which offers connections to the wider region.
What is the neighbourhood of Ruiven like?
Ruiven is a quiet, established neighbourhood in Berkel-Enschot, with around 1,925 residents. It has a mix of ages, with a notable share of households with children. Residents of the wider district give it an average score of 8.59 out of 10, based on three reviews, describing it as quiet, green, and family-friendly. The neighbourhood has a high proportion of owner-occupied homes, at 91%.
What is the energy label of this home?
The energy label of this home is C. This means the home is moderately energy-efficient, but you can expect some energy costs for heating and electricity. The agent states that the home has roof insulation, double glazing, wall insulation and floor insulation, which can help with energy efficiency, but the label itself is a general indication.
