A terraced house with character in Besterd
This terraced house on Kruisstraat 26 sits in Besterd, a neighbourhood in Tilburg where the streets have a lived-in feel and the pace is calm. Built in 1905, the home carries its age with a certain charm, and the energy label C tells you something about its efficiency. The asking price of €325,000 is keen compared with the average asking price in the neighbourhood, which comes to €365,917. For a sense of what else is on the market, you might look at terraced houses in Tilburg.
Inside the home
According to the agent, the house has three rooms, two bedrooms and one bathroom spread over two floors, with a volume of 334 m³. The living area is listed as 77 m² by the agent, while the BAG registration records 92 m². The plot measures 114 m² according to the agent, but the BAG registration says 93 m². There is a back garden of 44 m², reachable via the back entrance and facing northeast. The home has roof insulation and double glazing, a central heating boiler, and is offered in full ownership.
Life in Besterd
Besterd is a neighbourhood where residents across the municipality of Tilburg give their surroundings an average score of 7.3, based on 106 reviews. One resident describes it as a quiet, well-connected street with ample parking, surrounded by greenery and farmland, perfect for evening walks. Another mentions a pleasant, quiet neighbourhood with little street noise, a supermarket, bakery and butcher within walking distance, and the centre a five-minute bike ride away. The reviews reflect a mix of voices, and the neighbourhood has 1,660 residents, with a large share of single-person households. The Besterd neighbourhood has its own character within the city.
Amenities and transport
For daily errands, the PLUS supermarket is just around the corner, with another PLUS a couple of streets away and a SPAR express nearby. Basisschool Den Bijstere and Basisschool De Stappen are both within a five-minute walk. The nearest GP, Huisartsenpraktijk de Nijs & van Heugten, is just around the corner, and the BENU Apotheek Oud Noord is a couple of streets away. Bus line 6 stops at Tilburg, Rosmolenplein, just around the corner, and line 6, 9 and 140 stop at Tilburg, Enschotsestraat, a five-minute walk. Tilburg train station is a ten-minute walk. The municipality of Tilburg offers these everyday conveniences close by.
WOZ and address data
The WOZ value for this home is €300,000, based on the reference date of 1 January 2025. The asking price sits 8% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 47%, from €204,000 to €300,000. As for the address, the noise from road traffic is measured at 52 dB Lden, which is above the noise standard, while railway noise is 40 dB Lden, below the standard. The foundation risk indication is low, and the soil type is sand. For climate, the pluvial flooding risk is medium, the flood risk is low, and heat stress is medium. These are area-level indications based on public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Hans van Berkel Makelaardij.
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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 Kruisstraat 26, Tilburg
How does the asking price compare with the WOZ value?
The asking price of €325,000 is 8% above the WOZ value of €300,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The asking price is also keen compared with the average asking price in the neighbourhood, which is €365,917. This comparison is based on the precomputed figures in the listing.
What is the layout of this terraced house?
According to the agent, the house has three rooms, two bedrooms and one bathroom across two floors. The living area is listed as 77 m² by the agent, while the BAG registration records 92 m². The plot is 114 m² per the agent, but the BAG registration says 93 m². There is a back garden of 44 m², reachable via the back entrance and facing northeast.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates a moderate level of energy efficiency, so you can expect reasonable energy costs, though not as low as with more efficient labels. The home has roof insulation and double glazing, which can help with keeping warmth in. The central heating boiler is in place. No specific energy cost figures are stated in the listing.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data. The soil type is sand, which is generally stable. This is an area-level indication based on public data, not an inspection of this specific home. The home was built in 1905, which is before 1970, a factor that is noted in the risk data.
What are the noise levels around this home?
The noise from road traffic at this address is measured at 52 dB Lden, which is above the noise standard. Railway noise is measured at 40 dB Lden, which is below the standard. These figures come from public data for the year 2022 for road traffic and 2023 for railway noise. They are area-level indications, not measurements taken at the property itself.
What supermarkets and schools are nearby?
The nearest supermarket is a PLUS, just around the corner at about 296 metres. Another PLUS is a couple of streets away, and a SPAR express is within a five-minute walk. For schools, Basisschool Den Bijstere is about 389 metres away, and Basisschool De Stappen is about 460 metres away, both within a five-minute walk. There are also several other primary schools within a short distance.
How is the public transport connection?
Bus line 6 stops at Tilburg, Rosmolenplein, about 268 metres away, and at Tilburg, Hoefstraat, about 372 metres away. At Tilburg, Enschotsestraat, about 548 metres away, bus lines 6, 9 and 140 stop. Tilburg train station is about 896 metres away, which is a ten-minute walk. The listing does not state travel times or destinations for these lines.
What do residents say about living in this area?
Residents across the municipality of Tilburg give their surroundings an average score of 7.3, based on 106 reviews. One resident describes a quiet, well-connected street with ample parking, surrounded by greenery and farmland, perfect for evening walks. Another mentions a pleasant, quiet neighbourhood with little street noise, a supermarket, bakery and butcher within walking distance, and the centre a five-minute bike ride away. These reviews reflect the wider municipality, not just this specific neighbourhood.
