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
Nicolaas Pieckstraat 8
Photo 2 of Nicolaas Pieckstraat 8Photo 3 of Nicolaas Pieckstraat 8Photo 4 of Nicolaas Pieckstraat 8Photo 5 of Nicolaas Pieckstraat 8
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For salePrice reduced -6.3%

Nicolaas Pieckstraat 8

Tilburg · 5014HE

Terraced house at Nicolaas Pieckstraat 8 in Tilburg (Besterd neighbourhood). The home was built in 1905 and has 93 m² of living space, a 112 m² plot, 2 bedrooms and energy label E. The nearest railway station is Tilburg (709 m). The nearest primary school is Basisschool Den Bijstere (160 m).

93 m²112 m² plot2 beds1905Label ETerraced house
Asking price€ 375,000
Was€ 400,000
Realistic price (indication)Only visible with Huisverklikker Pro
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Before you bid

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Property report for Nicolaas Pieckstraat 8Soil, 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
    12 days ago
    € 375,000
    −€ 25,000
  2. Listed for sale
    30 Jun 2026
    € 400,000

Property details

Living area93 m²
Plot112 m²
Construction year1905
Property typeTerraced house
Bedrooms2
Bathrooms1
Energy labelE
WOZ value€ 349,000
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 Besterd neighbourhood against the Netherlands, source CBS.

Features

Points to note · Home & energy1
Share of renewable energyLow share renewable0%
Points to note · Demographics3
Residents in 100m grid cellVery densely populated90 persons
Liveability scoreclearly below average-0.1071 score
Liveability Meter: nuisance and safetyMuch more nuisance/unsafety than average-0.132 score
Points to note · Neighbourhood & market7
Green share within 500 mLittle greenery5%
Hospitality within 25 mHospitality within 25 m1
Catering within 300 mVery many catering businesses, nightlife area21
Crimes per 1,000 residentsHigh crime77.6 per 1,000 residents· NL 45%
Satisfied with the property (neighbourhood)Bottom 25% (lowest satisfaction)82.5%· NL 90.1%
Satisfied with the residential environment (neighbourhood)Bottom 25% (lowest satisfaction)77.9%· NL 88.1%
Permits <500 m (12 months)Much building pressure6
Points to note · Environment & risk9
Distance nearest E-PRTR facilityVery close (<500 m)313 m
Odour nuisance sewerage/water treatment (% seriously bothered)High2.2%
Large industrial businesses within 5 kmHeavy industry nearby19
Industrial emitters within 2 kmMuch industry nearby12
Urban heat island effectStrong heat island2.2 °C
Nitrogen deposition in the neighbourhoodHigh nitrogen deposition1,963.7 mol/ha/yr
Can find cooling outside the homeFew people find cooling outside34.5%
Able to find cooling in the propertyFew people can cool off indoors37.8%
Number of risk sources within 1 kmMany sources6
Points to note10
Calculated CO₂ emissionsElevated emissions68 kg/m2/yr
Energy index (primary fossil)Inefficient (label E)314 kWh/m²/yr
Energy labelUneconomicalE
Distance to nearest emission sourcenearby350 m
Distance to tram/metro lineFar away9.8 km
Serious noise nuisance from neighbours (neighbourhood)Above-average nuisance6.9%
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
Plus points10
Zoning purpose (main category)Residential designationresidential
Shared plotOwn plotNo
Building statusIn useBuilding in use
Usable roof area for solar panelsAmple roof space80 m²
Solar potential roofVery high potential5,510 kWh/yr
Solar output per kWpExcellent yield990 kWh/kWp/yr
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

Stations

Tilburg709 m · Train station
Tilburg Universiteit2.8 km · Train station
Tilburg Reeshof6.9 km · Train station
Oisterwijk7.3 km · Train station

Construction plans & permits in the neighbourhood

Tap a category to show or hide it.

7 permits within 500 m · 41 construction plans within 1 km · 50 zoning plan amendments within 5 km. Click the map for each permit’s description.

Schools

Primary schools: doorstroomtoets
Basisschool Den Bijstere

18th percentile: low · IEP · grade 8: 25 pupils · total 211 pupils

Disadvantage score 17: more disadvantage than 55% of schools

160 m
Basisschool De Stappen

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

Disadvantage score 8: more disadvantage than 36% of schools

406 m
Kindercampus Oculus

36th percentile: average · IEP · grade 8: 19 pupils · total 94 pupils

Disadvantage score 10: more disadvantage than 42% of schools

578 m
Vrijeschool Tiliander

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

No measured educational disadvantage

630 m
De Cocon

36th percentile: average · IEP · grade 8: 27 pupils · total 226 pupils

Disadvantage score 27: more disadvantage than 69% of schools

727 m
Basisschool Armhoefse Akker

84th percentile: high · AMN · grade 8: 35 pupils · total 234 pupils

No measured educational disadvantage

1.1 km
Basisschool Pendula

72nd percentile: average · IEP · grade 8: 32 pupils · total 326 pupils

No measured educational disadvantage

1.1 km
Montessoribasisschool De Elzen

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

No measured educational disadvantage

1.2 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

1.3 km
Basisschool Hasseltse Poorten

41st percentile: average · ROUTE 8 · grade 8: 18 pupils · total 137 pupils

Disadvantage score 27: more disadvantage than 68% of schools

1.5 km
Secondary schools: exam results
Sint Odulphuslyceum Scholengemeenschap voor VWO en HAVO, Noordhoekring 182

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

1.2 km
Sint Odulphuslyceum Scholengemeenschap voor VWO en HAVO, Noordhoekring 99

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

1.3 km
2College Cobbenhagenlyceum Waldorfstroom

no exam results · VBO/MAVO/HAVO/VWO

1.5 km
2College voor Lyceum Havo Mavo Vbo, Cobbenhagenmavo

4th percentile: low · 78% passed · CE avg 6.1 · VBO/MAVO · 73 exam candidates

1.5 km
2College voor Lyceum Havo Mavo Vbo, Cobbenhagenlyceum

17th percentile: low · 86% passed · CE avg 6.3 · VBO/MAVO/HAVO/VWO · 128 exam candidates

1.6 km
Praktijkcollege Tilburg

no exam results · PRO

1.6 km
Scholengemeenschap De Rooi Pannen

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

2.0 km
Theresialyceum voor gymnasium atheneum en havo

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

2.2 km
2College voor Lyceum Havo Mavo Vbo, Jozefmavo

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

2.2 km
Koning Willem II College voor Lyc Havo Mavo

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

2.7 km

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

Neighbourhood news

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