Tiendschuur, Tilburg

Living in Tiendschuur

Tiendschuur is city living in its most compact form, and the stock is a genuine mix of apartments and family houses (31% houses).

At 9,600 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 Tiendschuur

The average home value (WOZ) in Tiendschuur is €219,000, which puts it at #187 of 200 neighborhoods in Tilburg — 25% below the city median, leaving room in the budget that pricier neighborhoods would swallow. For scale: Tilburg's cheapest buurt averages €113,000 and its most expensive €910,000, so Tiendschuur sits in the budget band of the city.

The direction of the market: between 2017 and 2025 the average WOZ value here rose from €124,000 to €235,000, up 90% — roughly in step with the rest of the city. WOZ values lag the market by about a year, but the trend itself is reliable.

Only about 1 in 5 homes here is owner-occupied (55% 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, Tiendschuur is a young-adult neighborhood — the 25-to-45 group outnumbers everyone else (31% of its 1,500 residents), followed by 45-to-65 year olds at 21%. More than half of all households (61%) are single-person — this is a neighborhood of independents, not minivans. The average household counts 1.6 people.

As for who your neighbors would be: incomes skew modest — 71% of households are in the lower national bracket.

Daily errands, coffee and dinner

Day to day: groceries are a non-issue — 6 large supermarkets within a kilometer; there are about 9 cafés and restaurants within walking distance — enough choice without the crowds.

The practical checklist most buyers forget to make: pharmacy 7 min walk · GP 2 min · hospital 1.0 km · library 1.1 km · 3 cinemas within 5 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 7 minutes on foot; daycare is well covered (3 locations nearby) — though Dutch waiting lists mean you register the week you know you're expecting, not the week you need it; secondary school is a 2-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the station is a 6-minute cycle, standard Dutch commuting range; the nearest highway on-ramp is 3.9 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

88% 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 Tiendschuur

Before you bid in Tiendschuur: 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.

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

Similar neighborhoods in Tilburg

Closest in price — worth a look if Tiendschuur is out of reach or you want alternatives.