Living in Rugdijk-Hazennest
Rugdijk-Hazennest is more village than city in feel, and the housing is dominated by single-family houses (95%), which is what draws settlers rather than passers-through.
With just 64 residents per km², this is space by Dutch standards.
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 Rugdijk-Hazennest
The average home value (WOZ) in Rugdijk-Hazennest is €659,000, which puts it at #12 of 200 neighborhoods in Tilburg — 126% above the city median. That premium is the location speaking. For scale: Tilburg's cheapest buurt averages €113,000 and its most expensive €910,000, so Rugdijk-Hazennest sits in the upper band of the city.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
The direction of the market: between 2019 and 2025 the average WOZ value here rose from €532,000 to €670,000, up 26% — slower than the city as a whole (+63%). WOZ values lag the market by about a year, but the trend itself is reliable.
With 76% of homes owner-occupied, this is a settled buyers' neighborhood — homes change hands regularly, and you can usually find recent comparable sales on the same street to anchor your bid. Settled also means slower: owners here tend to stay, so the best houses may only list once a decade.
Who lives here
Demographically, Rugdijk-Hazennest is dominated by established households in the 45-to-65 bracket (40% of its 105 residents), followed by over-65s at 23%. Households split into 27% singles and 33% families with children — a real mix rather than one lifestyle. The average household counts 2.2 people.
Daily errands, coffee and dinner
Day to day: plan your groceries: the nearest large supermarket is 1.0 km away; dining out means a short trip: only 2 cafés or restaurants sit within a kilometer.
The practical checklist most buyers forget to make: pharmacy 19 min walk · GP 19 min · hospital 3.9 km · library 1.8 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 13 minutes on foot; daycare is 1.0 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is a 10-minute bike ride, which Dutch teenagers do in all weather.
Getting around
Getting around: the nearest train station is 5.1 km out, so day-to-day life here leans on the car or bus; the nearest highway on-ramp is 2.9 km away.
Energy and running costs
98% of homes were built before 2000. Two identical-looking houses on the same street can differ by hundreds of euros a month once heating is counted — the energy label tells you which one you're looking at, and lenders increasingly price it into your mortgage too.
Before you bid in Rugdijk-Hazennest
Before you bid in Rugdijk-Hazennest: in a premium buurt the risk isn't buying a bad home, it's overpaying for a good one — anchor your bid on recent sales of comparable homes, not on the asking price.
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 Rugdijk-Hazennest a good neighborhood to live in?
That depends on what you're looking for. Rugdijk-Hazennest suits buyers after peace and space best; it's a weaker match for first-time buyers and buyers after city buzz. The average home value is €659,000 (126% above the Tilburg median) and the neighborhood has 105 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Rugdijk-Hazennest?
The average home value (WOZ waarde) in Rugdijk-Hazennest, Tilburg is €659,000, based on the official CBS neighborhood statistics.
Is Rugdijk-Hazennest mostly owner-occupied or rental?
76% of homes in Rugdijk-Hazennest are owner-occupied and 24% are rentals.
Are house prices in Rugdijk-Hazennest rising?
Between 2019 and 2025 the average WOZ value in Rugdijk-Hazennest rose from €532,000 to €670,000 (+26%); Tilburg as a whole moved up 63% over the same period. WOZ values lag the current market by about a year.
How old are the homes in Rugdijk-Hazennest?
98% of homes in Rugdijk-Hazennest were built before 2000 and 2% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Rugdijk-Hazennest?
The average distance to a train station from Rugdijk-Hazennest is 5.1 km; a large supermarket is 1.0 km away on average.
Is Rugdijk-Hazennest an expensive part of Tilburg?
Yes — average home values in Rugdijk-Hazennest are 126% above the Tilburg median, so budget for competition and possible overbidding.
Is Rugdijk-Hazennest good for families with children?
The nearest primary school is 1.1 km away and there are 1 daycare locations within a kilometer. 33% of households here have children at home.
Similar neighborhoods in Tilburg
Closest in price — worth a look if Rugdijk-Hazennest is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten (buurt BU08556402) · Data updated 2026-07-11. WOZ values are neighborhood averages; individual homes vary.