A quiet family home in Campenhoef Midden
This terraced house on Kruiningenstraat 31 sits on a quiet residential street in the Campenhoef Midden neighbourhood of Tilburg. Built in 1991, the home has an A+ energy label, which is an efficient label. The asking price of €450,000 is in line with the market, compared with the neighbourhood average asking price of €453,375. For context, there are currently 8 homes for sale in the neighbourhood, and the average asking price per m² is €4,076. If you are looking at [terraced houses in Tilburg], this one is a solid example of the type.
The home itself
Inside, the home offers five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is 126 m² according to the BAG registration, while the agent lists it as 109 m². The plot measures 216 m². There is a front garden of 18 m² and a west-facing back garden of 85 m², plus an integral garage. The home is fully insulated, with roof, wall and floor insulation, and is heated by district heating and air conditioning. The agent describes the setting as a quiet road in a residential area.
Life in Campenhoef Midden
Campenhoef Midden is a neighbourhood where residents of the municipality of Tilburg give an average score of 7.3 out of 10, based on 106 reviews. One resident says: "A quiet, well-connected street with ample parking, surrounded by greenery and farmland, perfect for evening walks and a family-friendly lifestyle." Another adds: "Fijne, rustige buurt. Weinig lawaai op straat. Supermarkt, bakker en slager op loopafstand. Naar het centrum 5 minuutjes fietsen. Veel goed aangeschreven scholen in de buurt: van lagere school tot univeristeit." The neighbourhood has about 1,555 residents, and 79% of the homes are owner-occupied. For more on the area, see [the Campenhoef Midden neighbourhood].
Amenities and transport
Daily errands are easy from here. The Lidl is on your doorstep, the PLUS is just around the corner, and the Jumbo is a couple of streets away. For primary education, Montessoribasisschool De Petteflet is a five-minute walk, and Beatrix College for secondary education is also a five-minute walk. The nearest GP, Huisartsenpraktijk Keulemans en Geelen, is a couple of streets away, and Apotheek Heyhoef is just around the corner. Bus line 3 stops at Tilburg, Kijkduinlaan on your doorstep, and the train station Tilburg Reeshof is a ten-minute walk. The municipality of Tilburg offers all this and more, as you can see on [the municipality of Tilburg].
WOZ and address data
The WOZ value for this home is €418,000, with a reference date of 1 January 2025. The asking price is 8% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 70%, from €246,000 to €418,000. As for the address, the noise level from road traffic is 51 dB Lden, which is above the noise standard, while railway and air traffic noise are below the standard. The foundation risk indication is low, with sandy soil. For climate, pluvial flooding at heavy rain is medium, while flood risk is low now and in 2050, and heat stress is low now but 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 De Laat Makelaardij and De Laat Makelaardij on Vastgoed Nederland.
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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 Kruiningenstraat 31, Tilburg
How does the asking price compare to the WOZ value?
The asking price of €450,000 is 8% above the WOZ value of €418,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is in line with the market, compared with the neighbourhood average asking price of €453,375.
What is the layout of this terraced house?
The home has five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is 126 m² according to the BAG registration, while the agent lists it as 109 m². There is a front garden of 18 m² and a west-facing back garden of 85 m², plus an integral garage.
What is the energy label and what does it mean?
The energy label is A+, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The agent also states that the home is fully insulated, with roof, wall and floor insulation, and is heated by district heating and air conditioning.
What is the foundation risk for this address?
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 this specific home. The climate risk for pluvial flooding at heavy rain is medium, while flood risk is low now and in 2050.
What supermarkets are nearby?
The Lidl is about 157 metres away, the PLUS is about 286 metres away, and the Jumbo is about 388 metres away. There are also two Albert Heijn supermarkets within about 1.4 kilometres. This means daily groceries are within easy walking distance.
How is the public transport in this area?
Bus line 3 stops at Tilburg, Kijkduinlaan, about 117 metres away, and also at Tilburg, Kasterenlaan and Tilburg, Keizersveerlaan. The nearest train station is Tilburg Reeshof, about 592 metres away, which is roughly a ten-minute walk.
What schools are close to this home?
Montessoribasisschool De Petteflet is about 523 metres away, and Basisschool De Wegwijzer is about 677 metres away. For secondary education, Beatrix College is about 434 metres away, and Reeshof College is about 554 metres away. There are 36 schools within 5 kilometres.
What do residents say about living in this area?
Residents of the municipality of Tilburg give an average score of 7.3 out of 10, based on 106 reviews. One resident mentions a quiet, well-connected street with ample parking and greenery. Another notes the quiet atmosphere, with supermarkets and schools within walking distance, and the centre a short bike ride away.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value increased by 70%, from €246,000 to €418,000. This shows a significant rise in the municipal valuation over that period. The current asking price is 8% above the latest WOZ value.
