Lijsterbeslaan 10
Ruiven, Tilburg
AreaA semi-detached home in Ruiven
This semi-detached house on Lijsterbeslaan 10 sits in the Ruiven neighbourhood of Berkel-Enschot, a village within the municipality of Tilburg. The home was built in 1975 and offers a living area of 225 m² on a plot of 306 m², according to the BAG registration. The asking price of €635,000 works out at €2,822 per m², which is on the high side compared to other semi-detached houses in Tilburg. This listing does not state the energy label, so you cannot tell from the listing how energy-efficient the home is.
The home itself
The agent has not provided details about the layout, such as the number of rooms, bedrooms, or bathrooms, nor about any garden, balcony, or garage. Because the layout and features are not described, you would need to rely on your own viewing to assess the interior.
Life in Ruiven
Ruiven is a quiet, green neighbourhood where residents know each other well. One resident says: "It remains a nice and quiet neighbourhood, and those young families are entitled to that just as I am. 60 years ago, we also came to live there with 5 children, and now everyone has flown the nest except me! But the memories remain." Another resident, speaking about the wider district, notes: "Enschot Midden is the kind of place where families immediately feel at home. 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." Across the district, residents give an average score of 8.59, based on three reviews. The neighbourhood has about 1,910 inhabitants, with a mix of ages and household types. For more on the area, see the Ruiven neighbourhood.
Amenities and transport
Daily errands are easy: the Albert Heijn and Jumbo are both just around the corner, and a pharmacy is on your doorstep. Basisschool Berkeloo is a couple of streets away, and 2College Ruivenmavo is also close by. The nearest GP is a ten-minute walk. For public transport, the bus stop Berkel Enschot, Erasmuslaan is on your doorstep, with lines 9 and 849. The nearest train station is Oisterwijk, about 3 km away. For more on the wider area, see the municipality of Tilburg.
WOZ and address data
The WOZ value is €613,000, with a reference date of 1 January 2025. The asking price is 4% above the WOZ value. The WOZ value has not been compared over five years in the available data. According to area-level risk data, the foundation risk indication is low, with sandy soil. The noise level from road traffic is 53 dB Lden, which is above the noise standard, while railway and aircraft noise are below the standard. Pluvial flooding at heavy rain is indicated as medium, and the current flood risk is low, rising to low in 2050. Heat stress is currently low but is expected to be medium in 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Van den Hoven Makelaardij, het beste resultaat! and Van den Hoven Makelaardij, het beste resultaat!.
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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 Lijsterbeslaan 10, Berkel-Enschot
What is the asking price for this semi-detached house?
The asking price is €635,000. Based on the living area of 225 m², that comes to €2,822 per m². The asking price is 4% above the WOZ value of €613,000, which was set on 1 January 2025. Whether that is reasonable depends on your view of the market and the condition of the home, which is not described in the listing.
What is the energy label of this home?
The home was built in 1975, but the agent has not published an energy label. Without this information, you cannot estimate the energy costs from the listing alone. You would need to ask the agent or check the national energy label register for more details.
What is the WOZ value and how does it compare to the asking price?
The WOZ value is €613,000, with a reference date of 1 January 2025. The asking price of €635,000 is 4% above this WOZ value. The WOZ value is the municipal valuation for tax purposes, not the current market value. The listing does not provide a five-year development of the WOZ value.
What are the noise levels around this address?
According to area-level data, the road traffic noise is 53 dB Lden, which is above the Dutch noise standard. Railway noise is 33 dB Lden and aircraft noise is 26 dB Lden, both below the standard. These are indications for the area, not measurements at the property itself. The home may still be well insulated against noise, but that is not stated.
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 specific home. A low indication means that, on average, foundation issues are less likely in this area, but it does not guarantee the condition of this particular house.
What are the flood and heat stress risks?
The current flood risk is low, and it is expected to remain low in 2050. Pluvial flooding, which occurs when heavy rain overwhelms drainage, is indicated as medium. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications from the Climate Impact Atlas, not a detailed assessment of this property.
Which supermarkets are nearby?
The nearest supermarkets are Albert Heijn and Jumbo, both about 950 metres away, which is roughly a ten-minute walk. There are also other supermarkets within a few kilometres, including another Jumbo at about 1.9 km and a Nettorama at about 2.4 km. In total, there are 22 supermarkets within 5 km.
Which schools are close to this home?
Basisschool Berkeloo is about 292 metres away, and 2College Ruivenmavo is about 370 metres away. Both are within a short walk. There are also other primary schools nearby, such as Basisschool Rennevoirt at 662 metres and Basisschool Caecilia at 1.7 km. In total, there are 34 schools within 5 km.
What public transport options are available?
The nearest bus stop is Berkel Enschot, Erasmuslaan, just 46 metres away, with bus lines 9 and 849. Another stop, Berkel-Enschot, Durendaelweg, is 243 metres away with line 849. The nearest train station is Oisterwijk, about 3.1 km away. No travel times or destinations are stated in the listing.
What is the neighbourhood of Ruiven like?
Ruiven is a quiet, green neighbourhood with a mix of ages. Residents of the district give an average score of 8.59, based on three reviews. One resident says it remains a nice and quiet neighbourhood, while another mentions wide streets, safe 30 km/h zones, and plenty of play areas. The neighbourhood has about 1,910 inhabitants, with 44% of households having children.
Why are there no property details in this listing?
The listing does not state the energy label, and the agent has not provided details about the layout, such as the number of rooms, bedrooms, or bathrooms, nor about any garden or garage. The reason for this is not given. The address and location data are complete, so the neighbourhood and amenity information is reliable.
