A calm apartment in Passewaaij-Zuid-Oost
This apartment on the Sestertiusstraat sits in Passewaaij-Zuid-Oost, a residential area in the south of Tiel. The neighbourhood was built around the turn of the century, and the home itself dates from 2005. With an asking price of €350,000, it comes in 37% below the average asking price of €552,375 for homes in this neighbourhood, which puts it on the keen side compared with the local market. For context, the average asking price per square metre in the neighbourhood is €4,190, and this home is listed at €4,861 per m². If you are looking at apartments in Tiel, this one stands out for its price position.
The home itself
This is a three-room apartment with two bedrooms and one bathroom, spread over a single floor on the second living level. The living area is listed as 72 m² by the agent, while the BAG registration records 73 m². The home is fully insulated and heated by a central heating boiler. It comes with a parking space, and you own the property outright. The monthly homeowners' association fee is €199. The apartment has been listed since 10 November 2026.
Life in Passewaaij-Zuid-Oost
Residents across the municipality of Tiel give their living environment an average score of 7.47, based on 18 reviews. One resident says: "I haven't encountered any problems. Good." Another describes Tiel as "a cosy small town, where everything is easily accessible and within walking distance, very multicultural but a quiet neighbourhood." A third resident, however, paints a less rosy picture, mentioning speeding drivers, noise from nightlife and rubbish on the streets. The neighbourhood itself has around 2,810 inhabitants, and about 78% of the homes are owner-occupied. For a closer look at what this part of Tiel is like, you can read more about the Passewaaij-Zuid-Oost neighbourhood.
Amenities and transport
Daily errands are well covered. Albert Heijn is on your doorstep, and Jumbo and Aldi are a couple of streets away. Primary schools are close by: De Bataaf is just around the corner, and IKC Prins Maurits is a five-minute walk. The BENU Apotheek Passewaay is just around the corner, while the nearest GP practice, Huisartsenpraktijk Arends, Huls & Tanck, is a bit further out. For public transport, bus stop Station Passewaaij with line 48 is a ten-minute walk, and Tiel Passewaaij train station is also about a ten-minute walk away. The hospital, Ziekenhuis Rivierenland, is a short drive. All of this sits within the municipality of Tiel.
WOZ value and address data
The WOZ value for this home is €330,000, based on the reference date of 1 January 2025. The asking price is 6% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 73%, from €191,000 to €330,000. As for the address-level risk data, these are area-level indications rather than an inspection of this specific home. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. Pluvial flooding at heavy rain is indicated as medium, and the current flood risk is elevated, dropping to medium by 2050. Heat stress is currently low, rising to medium by 2050. Road traffic noise is measured at 44 dB Lden and railway noise at 27 dB Lden, both below the noise standard.
Source
At the time of writing, the home is offered via multiple channels, including Familie Beekhuizen Makelaardij.
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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 Sestertiusstraat 13, Tiel
How does the asking price compare with the WOZ value?
The WOZ value for this apartment is €330,000, based on the reference date of 1 January 2025. The asking price of €350,000 is 6% above that WOZ value. The WOZ value is the municipal valuation, not the current market value, and it is used for tax purposes. The asking price is also 37% below the average asking price of €552,375 for homes in this neighbourhood, which is a notable difference.
What is the layout of this apartment?
According to the agent, this is a three-room apartment with two bedrooms and one bathroom, all on a single floor on the second living level. The living area is listed as 72 m² by the agent, while the BAG registration records 73 m². The home has a volume of 227 m³ and comes with a parking space. It is fully insulated and heated by a central heating boiler.
What is the energy label and what does it mean for costs?
The energy label for this home is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The home is also described by the agent as fully insulated, which supports energy efficiency.
What is the homeowners' association fee?
The monthly homeowners' association fee is €199. This fee is typically used for the maintenance of shared areas and the building itself. The exact coverage of this fee, such as whether it includes a reserve fund or specific services, is not detailed in the listing. It is a recurring cost to factor into your monthly budget alongside the mortgage and utilities.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to area-level data. The soil type is clay, which is noted as sensitive to settlement. This is an area-level indication based on public risk data, not an inspection of this specific home. The flood risk is currently indicated as elevated, dropping to medium by 2050, and pluvial flooding at heavy rain is medium.
What supermarkets are nearby?
Albert Heijn is on your doorstep, just 249 metres away. Jumbo and Aldi are both about 1.8 km from the home, which is a couple of streets away or a short drive. There are also other options within 5 km, including MCD and PLUS. For daily groceries, the Albert Heijn is the most convenient option, while the others are a bit further out.
What schools are close to this apartment?
Several primary schools are within walking distance. De Bataaf is just 161 metres away, IKC Prins Maurits is 324 metres, Rotondaschool is 367 metres, and Basisschool De Waayer is 374 metres. For secondary education, the nearest school is about 2.9 km away. There are 31 schools within 5 km, so there are plenty of options for families with children.
How is the public transport connection?
The nearest bus stop is Tiel, Station Passewaaij, about 800 metres away, served by line 48. Another stop, Tiel, Reuchlinlaan, is 1.1 km away with lines 48, 248 and 648. The nearest train station is Tiel Passewaaij, about 904 metres away.
What do residents say about living in Tiel?
Residents across the municipality of Tiel give their living environment an average score of 7.47, based on 18 reviews. One resident says: "I haven't encountered any problems. Good." Another describes Tiel as "a cosy small town, where everything is easily accessible and within walking distance, very multicultural but a quiet neighbourhood." A third resident, however, mentions issues like speeding drivers and noise, so experiences vary.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 73%, from €191,000 to €330,000. The development was steady: €191,000 in 2020, €198,000 in 2021, €238,000 in 2022, €285,000 in 2023, €291,000 in 2024, and €330,000 in 2025. This shows a significant increase, particularly in the most recent year. The WOZ value is set by the municipality and is not the same as the market value.
