Waterhoefstraat 11B
Bouwmeestersbuurt Zuid, Tilburg
AreaA sunny studio in a quiet Tilburg street
This studio sits on the second floor of a portiekflat, a classic apartment building with an open entrance, on a quiet road in a residential area. The setting is open with a free view, and the home faces southeast, so the sunny terrace catches the afternoon light. Built in 1964, the flat has a D energy label, which means energy costs will be a consideration. At €210,000, the asking price is in line with the market, sitting 45% below the neighbourhood average asking price of €381,286, though the 33 m² floor area is 69% smaller than the neighbourhood average of 106 m². For comparison, studios in Tilburg give a sense of what similar homes go for across the municipality.
Inside the flat
The flat has two rooms in total, with one bedroom and one bathroom, all on a single floor. The living area is 33 m² according to both the BAG registration and the agent's listing, with a volume of 110 m³. There is a balcony as well as a sunny terrace facing southeast. The home is heated by block heating, and it is offered in full ownership. The monthly homeowners' association fee is €110.
Life in Bouwmeestersbuurt Zuid
Residents of the wider district give their living environment an average score of 6.67, based on three reviews. One resident, who moved from a village to the city, describes it as peaceful living with shops within walking distance and an enclosed playground for young people. Another resident mentions a diverse population with many students and student houses, noting there is always plenty to see. A third review is more critical, mentioning litter and a mix of elderly and younger residents. The neighbourhood itself has around 2,175 inhabitants, with a high share of single-person households at 55%. For more context, the Bouwmeestersbuurt Zuid neighbourhood page has further details.
Amenities and getting around
Daily errands are well covered here. The PLUS supermarket is a couple of streets away, with AH XL and Aldi just a bit further. Basisschool De Vijf Hoeven is just around the corner, and De Rooi Pannen Tilburg Vmbo is a five-minute walk. Huisartsenpraktijk Tilburg-West is a five-minute walk, and BENU Apotheek Wilhelminapark is on your doorstep. The bus stop at Waterhoefstraat is right outside, served by lines 5, 6 and 7, and Tilburg train station is a ten-minute walk. The municipality of Tilburg page offers more on the wider area.
WOZ and address data
Public risk data at address level indicates the road traffic noise load is 60 dB Lden, above the noise standard, based on 2022 data, while railway noise is 39 dB Lden, below the standard. The foundation risk indication is low, on sandy soil, though this is an area-level indication rather than an inspection of this specific home. For climate risks, pluvial flooding at heavy rain is elevated, while flood risk is low both now and in 2050. Heat stress is currently low but is expected to become medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Twan Zebregs OGB and Twan Zebregs OGB on Funda.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 Waterhoefstraat 11B, Tilburg
What does the asking price of €210,000 include?
The asking price is €210,000 for a studio of 33 m², which works out at €6,364 per m² based on the agent's listing. This price sits 45% below the neighbourhood average asking price of €381,286, and the price verdict is that it is in line with the market. The monthly homeowners' association fee is €110.
How many rooms does this studio have?
The flat has two rooms in total, comprising one bedroom and one bathroom, all on a single floor. The living area is 33 m² according to both the BAG registration and the agent's listing, with a volume of 110 m³. There is also a balcony and a sunny terrace facing southeast.
What is the energy label and what does it mean?
The home has an energy label D. This is a mid-range label, so energy costs will be moderate compared to the most efficient homes, but not as high as with the least efficient labels. The home is heated by block heating. No specific insulation features are mentioned in the listing.
What is the noise situation around this address?
Public risk data at address level shows road traffic noise at 60 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 39 dB Lden, which is below the standard, based on 2023 data. These are area-level indications from public sources, not measurements taken at this specific home.
What are the public transport options nearby?
The bus stop at Waterhoefstraat is right outside the door, served by lines 5, 6 and 7. There are additional stops on Philips Vingboonsstraat and Ringbaan West with more lines. Tilburg train station is about 1.2 km away, roughly a ten-minute walk.
What shops and schools are within walking distance?
The PLUS supermarket is about 500 metres away, with AH XL and Aldi just a bit further at around 540 metres. Basisschool De Vijf Hoeven is about 240 metres away, and De Rooi Pannen Tilburg Vmbo is around 520 metres. A GP practice and pharmacy are both within a short walk.
What is the neighbourhood like according to residents?
Residents of the wider district give an average score of 6.67 out of 10, based on three reviews. One resident describes peaceful living with shops within walking distance, while another mentions a diverse population with many students. A third review is more critical, mentioning litter. The neighbourhood has around 2,175 inhabitants, with 55% single-person households.
What is the foundation risk for this property?
The foundation risk indication for this address is low, on sandy soil. The property was built in 1964, before 1970. This is an area-level indication based on public data, not an inspection of this specific home. No foundation issues are stated in the listing.
What climate risks apply to this address?
Public climate data indicates that pluvial flooding at heavy rain is elevated for this address. Flood risk is low both now and in 2050. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications from the Klimaateffectatlas, not assessments of this specific property.
