Price drops in and around Tilburg

More homes in and around Tilburg whose asking price was recently cut.

Property report01/08
No surprises after the keys.
01
What are you buying?

The listing read like a buyer’s agent: strengths, question marks, clauses.

02
Is the price realistic?

Our own valuation with a range beside the asking price. And: overbid or not?

03
What is living here like?

Scores for family, quiet, greenery and getting around, per address.

04
What shape is it in?

What the condition means for costs and your bid, your impression weighed in.

05
What is round the corner?

How good the schools are, and shops and transit in actual metres.

06
What could go wrong?

From the foundation to building plans: the risks around the home, lined up.

07
Much competition?

Comparable sales, time on market and your room to negotiate.

08
Buy it or not?

A verdict on the purchase, and what to check and ask before you bid.

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Rozenstraat 80, Tilburg-5.9%
€ 400.000€ 425.000
Rozenstraat 80
A++
90 m²
Tilburgtoday
Koestraat 90, Tilburg-5.9%
€ 400.000€ 425.000
Koestraat 90
C
134 m²98 m²
Tilburgtoday
Voltstraat 186, Tilburg-7.1%
€ 395.000€ 425.000
Voltstraat 186
B
84 m²
Tilburgtoday
Akkerstraat 5, Tilburg-6.0%
€ 375.000€ 399.000
Akkerstraat 5
C
74 m²
Tilburgtoday
Gardiaanhof 23, Tilburg-3.2%
€ 300.000€ 310.000
Gardiaanhof 23
A
63 m²
Tilburgyesterday
Melkpad 16, Gilze-3.3%
€ 725.000€ 750.000
Melkpad 16
A+++
170 m²
Gilzeyesterday
Hoevenseweg 46, Tilburg-5.6%
€ 340.000€ 360.000
Hoevenseweg 46
C
83 m²132 m²
Tilburgyesterday
Kettingstraat 9, Tilburg-3.1%
€ 339.000€ 350.000
Kettingstraat 9
C
87 m²104 m²
Tilburgyesterday
Korvelplein 2, Tilburg-4.1%
€ 350.000€ 365.000
Korvelplein 2
D
132 m²102 m²
Tilburgyesterday
Mahlerstraat 230, Tilburg-6.3%
€ 445.000€ 475.000
Mahlerstraat 230
A
128 m²
Tilburgyesterday
Hornstraat 7, Tilburg-3.3%
€ 435.000€ 450.000
Hornstraat 7
A
112 m²
Tilburg2 days ago
Mark 10, Tilburg-5.1%
€ 650.000€ 685.000
Mark 10
C
155 m²
Tilburg2 days ago
Abcovenseweg 39 b, Goirle-8.1%
€ 1.650.000€ 1.795.000
Abcovenseweg 39 b
A++
281 m²2455 m²
Goirle2 days ago
Nieuwstraat 147, Gilze-8.2%
€ 1.125.000€ 1.225.000
Nieuwstraat 147
B
265 m²639 m²
Gilze2 days ago
Burgemeester Rauppstraat 4, Tilburg-5.1%
€ 849.000€ 895.000
Burgemeester Rauppstraat 4
G
152 m²265 m²
Tilburg2 days ago
Lauwers 27, Tilburg-3.4%
€ 845.000€ 875.000
Lauwers 27
C
150 m²576 m²
Tilburg2 days ago
Gardiaanhof 23
Photo 2 of Gardiaanhof 23Photo 3 of Gardiaanhof 23Photo 4 of Gardiaanhof 23Photo 5 of Gardiaanhof 23
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For salePrice reduced -3.2%

Gardiaanhof 23

Tilburg · 5025JP

Apartment at Gardiaanhof 23 in Tilburg (Sint Anna Zuid neighbourhood). The home was built in 2008 and has 63 m² of living space, 1 bedroom and energy label A. The nearest railway station is Tilburg (1.1 km). The nearest primary school is Basisschool De Triangel (452 m).

63 m²1 beds2008Label AApartment
Asking price€ 300,000
Was€ 310,000
Realistic price (indication)Only visible with Huisverklikker Pro
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Before you bid

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Property report for Gardiaanhof 23Soil, noise, foundation, building plans and the neighbourhood, plus an independent price indication beside the asking price.Read a sample report firstFreeA complete report on another address, first page to last. So you know what you are buying.
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Price & status history

  1. Relisted
    yesterday
    € 300,000
    −€ 10,000
  2. Listed for sale
    2 Jun 2026
    € 310,000

Property details

Living area63 m²
Construction year2008
Property typeApartment
Bedrooms1
Bathrooms1
Energy labelA
WOZ value€ 289,000
OwnershipFreehold
Estate agent—

WOZ value over the years

Fetching WOZ history…

Age composition of the neighbourhood

This neighbourhoodNetherlands
Share of residents per age group in the Sint Anna Zuid neighbourhood against the Netherlands, source CBS.

Features

Points to note · Demographics3
Share of households lowest 40% incomestrong concentration of low incomes69.9%· NL 40%
Residents in 100m grid cellVery densely populated180 persons
Liveability Meter: nuisance and safetyMuch more nuisance/unsafety than average-0.1369 score
Points to note · Neighbourhood & market4
Crimes per 1,000 residentsHigh crime119 per 1,000 residents· NL 45%
Buildings under construction in the neighbourhoodintensive building activity13 buildings
Satisfied with the property (neighbourhood)Bottom 25% (lowest satisfaction)80.1%· NL 90.1%
Satisfied with the residential environment (neighbourhood)Bottom 25% (lowest satisfaction)77.5%· NL 88.1%
Points to note · Environment & risk8
Odour nuisance sewerage/water treatment (% seriously bothered)High2.2%
Large industrial businesses within 5 kmHeavy industry nearby16
Industrial emitters within 2 kmMuch industry nearby6
Urban heat island effectStrong heat island1.9 °C
Nitrogen deposition in the neighbourhoodHigh nitrogen deposition1,766 mol/ha/yr
Can find cooling outside the homeFew people find cooling outside31.7%
Able to find cooling in the propertyFew people can cool off indoors34.7%
Average lowest groundwater level (GLG)Deep, risk of pile rot254 m above sea level
Points to note10
Shared plotShared plotYes
Distance to tram/metro lineFar away10.9 km
Serious noise nuisance from neighbours (neighbourhood)Above-average nuisance7.4%
Odour nuisance from businesses/industry (% seriously annoyed)Elevated1.8%
Odour nuisance from road traffic (% seriously affected)Elevated1.9%
Borders overburden Natura 2000 areaBorders congested areaYes
PFAS standard breach within 10 kmLimit exceeded within 10 kmYes
PFOA in soil (nearest measurement point)Elevated2.77 µg/kg
Nitrogen restrictions for permits nearbyNitrogen restrictions nearbyYes
Masts within 300 mMultiple transmission masts3
Plus points10
Zoning purpose (main category)Residential designationresidential
Building statusIn useBuilding in use
Plot area (cadastral plot)Very generous plot2,137 m²
Calculated CO₂ emissionsLow emissions0 kg/m2/yr
Energy labelEconomicalA
Municipal residential costs (municipality)Low municipal residential costs€ 769
Sewerage charge (municipality)Low sewerage charge€ 137
WOZ value year-on-year change (municipality)Rising property values11.5%
Number of hazardous businesses within 1 kmNone in the neighbourhood0
Background concentration SO₂Very low0.753 µg/m³

Stations

Tilburg1.1 km · Train station
Tilburg Universiteit2.2 km · Train station
Tilburg Reeshof6.2 km · Train station
Oisterwijk8.8 km · Train station

Construction plans & permits in the neighbourhood

Tap a category to show or hide it.

4 permits within 500 m · 18 construction plans within 1 km · 48 zoning plan amendments within 5 km. Click the map for each permit’s description.

Schools

Primary schools: doorstroomtoets
Basisschool De Triangel

33rd percentile: average · ROUTE 8 · grade 8: 33 pupils · total 260 pupils

Disadvantage score 96: more disadvantage than 97% of schools

452 m
Montessoribasisschool De Elzen

74th percentile: average · IEP · grade 8: 76 pupils · total 592 pupils

No measured educational disadvantage

767 m
Openbare Basisschool De Vuurvogel

94th percentile: high · LIB · grade 8: 25 pupils · total 273 pupils

Disadvantage score 0: more disadvantage than 5% of schools

796 m
Basisschool De Zuidwester

28th percentile: average · IEP · grade 8: 25 pupils · total 175 pupils

Disadvantage score 67: more disadvantage than 92% of schools

819 m
Kindcentrum WillemsPoort

no recent test score · total 276 pupils

No measured educational disadvantage

1.1 km
Basisschool Harten4

54th percentile: average · IEP · grade 8: 19 pupils · total 157 pupils

Disadvantage score 17: more disadvantage than 55% of schools

1.3 km
Vrijeschool Tiliander

81st percentile: high · IEP · grade 8: 43 pupils · total 281 pupils

No measured educational disadvantage

1.3 km
Openbare Basisschool Panta Rhei

62nd percentile: average · AMN · grade 8: 96 pupils · total 606 pupils

Disadvantage score 10: more disadvantage than 41% of schools

1.5 km
Basisschool De Stappen

90th percentile: high · ROUTE 8 · grade 8: 67 pupils · total 572 pupils

Disadvantage score 8: more disadvantage than 36% of schools

1.6 km
Basisschool Christoffel

57th percentile: average · IEP · grade 8: 54 pupils · total 564 pupils

No measured educational disadvantage

1.6 km
Secondary schools: exam results
Sint Odulphuslyceum Scholengemeenschap voor VWO en HAVO, Noordhoekring 99

89th percentile: high · 98% passed · CE avg 6.7 · HAVO/VWO · 110 exam candidates

547 m
Sint Odulphuslyceum Scholengemeenschap voor VWO en HAVO, Noordhoekring 182

13th percentile: low · 82% passed · CE avg 6.3 · HAVO/VWO · 113 exam candidates

649 m
Koning Willem II College voor Lyc Havo Mavo

23rd percentile: low · 87% passed · CE avg 6.4 · VBO/MAVO/HAVO/VWO · 288 exam candidates

1.3 km
Campus 013, scholengemeenschap voor vbo en mavo, lwoo

35th percentile: average · 93% passed · CE avg 6.3 · VBO/MAVO · 184 exam candidates

1.4 km
Theresialyceum voor gymnasium atheneum en havo

13th percentile: low · 84% passed · CE avg 6.3 · HAVO/VWO · 191 exam candidates

1.4 km
De Nieuwste School voor vwo havo mavo

6th percentile: low · 81% passed · CE avg 6.2 · VBO/MAVO/HAVO/VWO · 148 exam candidates

1.4 km
Yonder ISK voor vbo en mavo, lwoo, Schout Backstraat 37

no exam results · VBO/MAVO

1.5 km
Yonder ISK voor vbo en mavo, lwoo, Schout Backstraat 37

no exam results · VBO/MAVO

1.5 km
2College voor Lyceum Havo Mavo Vbo, Jozefmavo

52nd percentile: average · 96% passed · CE avg 6.3 · VBO/MAVO · 116 exam candidates

1.6 km
Scholengemeenschap De Rooi Pannen

46th percentile: average · 94% passed · CE avg 6.4 · VBO/MAVO · 202 exam candidates

2.1 km

Source: DUO Open Education Data · raw figures, not adjusted for the pupil population.

Neighbourhood news

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