A ground-floor apartment in Passewaaij-Zuid-Oost
Liguster 2 is a ground-floor apartment in the Passewaaij-Zuid-Oost neighbourhood of Tiel, a quiet residential area. The home was built in 1996 and has an energy label B. With a floor area of 96 m² according to the agent, the asking price is €390,000. This price is 30% below the neighbourhood average asking price of €559,200, and the home sits within the apartments in Tiel market.
The home itself
The apartment has three rooms, two bedrooms and one bathroom, spread over four floors. The living area is 102 m² according to the BAG registration, while the agent lists 96 m². The home is on the ground floor and has a rear and side garden, plus a parking space. It is fully owned, with insulation in the roof, walls and floor, double glazing and a central heating boiler. The monthly homeowners' association fee is €222.
Passewaaij-Zuid-Oost
This part of Tiel is home to about 2,810 people, and the housing stock is mostly owner-occupied. Residents across the municipality of Tiel give their living environment an average score of 7.47, based on 18 reviews. One resident says: "It's a cosy neighbourhood and very multicultural." Another notes: "I haven't encountered any problems. Good." A third resident, however, describes a less positive experience, mentioning nuisance from traffic and nightlife. The reviews reflect the wider municipality, not this neighbourhood specifically. The Passewaaij-Zuid-Oost neighbourhood itself has no resident reviews.
Amenities and transport
The Albert Heijn is on your doorstep, just 86 metres away, and the BENU Apotheek Passewaay is even closer. Basisschool De Waayer is a couple of streets away, and the Rotondaschool is just around the corner. The nearest GP, Huisartsenpraktijk Arends, Huls & Tanck, is about a ten-minute walk. Bus stop Station Passewaaij, served by line 48, is a five-minute walk, and Tiel Passewaaij train station is just around the corner. The municipality of Tiel offers further amenities within easy reach.
WOZ value and address data
The WOZ value is €371,000 as of 1 January 2025, and the asking price is 5% above this value. Between 2020 and 2025, the WOZ value rose by 63%, from €228,000 to €371,000. The address has a low foundation risk indication, though the soil is clay, which is sensitive to settling. Noise from road traffic is 43 dB Lden and from rail traffic 30 dB Lden, both below the noise standard. Pluvial flooding risk is low, while current flood risk is elevated and medium by 2050. Heat stress is low now and medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Baas Makelaars & Assurantiekantoor and Renate Baas Makelaardij on Funda.
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Features
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About Liguster 2, Tiel
How does the asking price compare with the WOZ value?
The asking price of €390,000 is 5% above the WOZ value of €371,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 63%, from €228,000 in 2020 to €371,000 in 2025.
What is the layout of this apartment?
The apartment has three rooms, two bedrooms and one bathroom, spread over four floors. It is on the ground floor and has a rear and side garden, plus a parking space. The living area is 96 m² according to the agent, while the BAG registration lists 102 m². The home is fully owned and has a monthly homeowners' association fee of €222.
What is the energy label and what does it mean for costs?
The energy label is B. This label indicates the home's energy performance, and a B label is an efficient label. The home has roof, wall and floor insulation, double glazing and a central heating boiler. Energy costs will depend on your usage, but a B label generally means moderate energy consumption compared with less efficient labels.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data from Atlas Leefomgeving. The soil is clay, which is sensitive to settling. This is an area-level indication, not an inspection of this specific home. No further details are available in the listing.
What are the flood and heat risks for this location?
The pluvial flooding risk is low, while the current flood risk is elevated and medium by 2050. Heat stress is low now and medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property. The data reflects the broader area around the address.
Which supermarkets and schools are nearby?
The Albert Heijn is just 86 metres away, and the Jumbo and Aldi are about 1.7 km away. Basisschool De Waayer is 47 metres away, and the Rotondaschool is 197 metres away. Several other primary schools are within a short walk, including De Bataaf at 262 metres and IKC Prins Maurits at 436 metres.
What public transport options are available?
The nearest bus stop is Tiel, Station Passewaaij, about 524 metres away, served by line 48. The Reuchlinlaan stop, with lines 48, 248 and 648, is about 1 km away. Tiel Passewaaij train station is 607 metres away, so you can reach the station on foot in about ten minutes.
How does this home compare with the neighbourhood average?
The asking price of €390,000 is 30% below the neighbourhood average asking price of €559,200. The living area of 96 m² is 29% smaller than the neighbourhood average of 135 m². The price per square metre is €4,062, based on the agent's listed area.
What do residents say about living in Tiel?
Residents across the municipality of Tiel give an average score of 7.47, based on 18 reviews. One resident says: "It's a cosy neighbourhood and very multicultural." Another notes: "I haven't encountered any problems. Good." A third describes nuisance from traffic and nightlife. These reviews reflect the wider municipality, not this specific neighbourhood.
