Living in Heyhoef
Heyhoef is urban but not overwhelming, and this is apartment territory: only about 1 in 100 homes is a house.
At 4,512 residents per km² the buurt is busy without being packed.
Tilburg offers some of the most affordable urban living in the south of the country, with a growing university presence and former textile-industry areas steadily converting into housing. Your euro buys noticeably more square meters here than in the Randstad.
The housing market in Heyhoef
The average home value (WOZ) in Heyhoef is €272,000, which puts it at #154 of 202 neighborhoods in Tilburg — 15% cheaper than most of the city, which makes it one of the more approachable entry points into the city. For scale: Tilburg's cheapest buurt averages €136,000 and its priciest €1,053,000, so Heyhoef sits among the city's more affordable ones.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
2017: €161,000 · 2018: €168,000 · 2019: €182,000 · 2020: €192,000 · 2021: €211,000 · 2022: €229,000 · 2023: €254,000 · 2024: €264,000 · 2025: €272,000
The direction of the market: between 2017 and 2025 the average WOZ value here rose from €161,000 to €272,000, up 69% — slower than the city as a whole (+93%). WOZ values lag the market by about a year, but the trend itself is reliable.
Only about 1 in Infinity homes here is owner-occupied (100% is social housing) — supply on Funda is structurally thin, which concentrates bidding on the few listings that appear. If you find a home here you like, being prepared (financing check done, valuation lined up) is worth more than in neighborhoods where something new lists every week.
Who lives here
Demographically, Heyhoef is one of the older neighborhoods in the city — seniors form the largest group (86% of its 325 residents), followed by 45-to-65 year olds at 10%. More than half of all households (69%) are single-person — this is a neighborhood of independents, not minivans. The average household counts 1.3 people.
As for who your neighbors would be: incomes lean modest — 89% of households are among the country's lower earners.
Daily errands, coffee and dinner
Day to day: groceries are a non-issue — 3 large supermarkets within a kilometer; dining out means a short trip: only 6 cafés or restaurants sit within a kilometer.
The practical checklist most buyers forget to make: pharmacy 1 min walk · GP 12 min · hospital 5.3 km · library 0.3 km. None of these will decide a purchase on their own, but a GP taking new patients nearby is the kind of thing you only miss after moving.
Families and schools
For families: the nearest primary school is 10 minutes on foot; daycare is 0.9 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is a 3-minute bike ride, which Dutch teenagers do in all weather.
Getting around
Getting around: the station is an 8-minute cycle, standard Dutch commuting range; the nearest highway on-ramp is 4.0 km away; and at 0.5 cars per household, most residents simply don't own one — if you do, factor in permit costs and waiting lists before you buy.
Energy and running costs
Since 100% of the stock predates 2000, always check the energy label of a specific listing — the difference between label C and label F on an average home here is easily a few thousand euros a year in heating, and it changes what you can sensibly bid.
Before you bid in Heyhoef
Before you bid in Heyhoef: listings are scarce here, which pushes bidding above asking more often — decide your maximum before the viewing, not during it. Also, the price gap with the rest of Tilburg is real, but so is the reason for it — walk the neighborhood at different times of day before committing. Beyond that, with many older residents, more homes will come to market here over the coming years than the recent past suggests — patience can pay.
None of these averages can tell you whether the specific house you found is fairly priced — that depends on its size, energy label, state of maintenance and the recent sales around it. That is exactly what a free HomeReview report checks, in about 10 seconds, for any Dutch address.
Frequently asked questions
Is Heyhoef a good neighborhood to live in?
That depends on what you're looking for. Heyhoef suits first-time buyers best; it's a weaker match for families with children and buyers after city buzz. The average home value is €272,000 (15% cheaper than most of Tilburg) and the neighborhood has 325 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Heyhoef?
The average home value (WOZ waarde) in Heyhoef, Tilburg is €272,000, based on the official CBS neighborhood statistics.
Is Heyhoef mostly owner-occupied or rental?
0% of homes in Heyhoef are owner-occupied and 100% are rentals, of which 100% of all homes are social housing (woningcorporatie).
Are house prices in Heyhoef rising?
Between 2017 and 2025 the average WOZ value in Heyhoef rose from €161,000 to €272,000 (+69%); Tilburg as a whole moved up 93% over the same period. WOZ values lag the current market by about a year.
How old are the homes in Heyhoef?
100% of homes in Heyhoef were built before 2000 and 0% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Heyhoef?
The average distance to a train station from Heyhoef is 2.0 km; a large supermarket is 0.1 km away on average.
Is Heyhoef an expensive part of Tilburg?
No — homes here cost about 15% less than in most of Tilburg, making it one of the more affordable parts of the city.
Is Heyhoef good for families with children?
The nearest primary school is 0.8 km away and there are 2 daycare locations within a kilometer. 2% of households here have children at home.
Is there foundation risk in Heyhoef?
Heyhoef is not in a designated foundation attention area; the soil here is Hogere Zandgronden, which has adequate bearing capacity. Around 3% of homes predate 1970. According to the Klimaateffectatlas, the risk of pile rot in this neighbourhood is very low. A structural survey is still sensible for any older property.
Similar neighborhoods in Tilburg
Closest in price — worth a look if Heyhoef is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten — latest complete release (buurt BU08555001) · Updated 2026-08-09. WOZ values are neighborhood averages; individual homes vary.