A ground-floor apartment in Passewaaij-Zuid-Oost
This ground-floor apartment on Sestertiusstraat 62 sits in the Passewaaij-Zuid-Oost neighbourhood of Tiel, a residential area where the asking price of €385,000 is 34% below the neighbourhood average asking price of €585,615. The home was built in 2005 and carries an A energy label, which is an efficient label. If you are looking at apartments in Tiel, this one stands out for its price position relative to the neighbourhood average.
The home itself
The apartment has three rooms, including two bedrooms and one bathroom, spread over a single floor. The living area is 71 m² according to the agent, while the BAG registration lists 73 m². The home is fully insulated, with roof, wall and floor insulation and double glazing, and it is heated by a central heating boiler. It is a benedenwoning, located on the first living floor, in a residential setting.
Passewaaij-Zuid-Oost
Passewaaij-Zuid-Oost is a neighbourhood with 2,810 residents, where 78% of the homes are owner-occupied. Residents of 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 notes: "It's a cosy neighbourhood and very multicultural," adding that Tiel is a small town where everything is easily accessible. A third resident, however, describes issues with speeding, noise and rubbish, saying the area is "by no means safe to live in with two small children." These reviews reflect the wider municipality, not this neighbourhood specifically. The neighbourhood itself is part of the Passewaaij-Zuid-Oost neighbourhood.
Amenities and transport
For daily errands, Albert Heijn is on your doorstep, with Jumbo and Aldi a couple of streets away. Primary schools De Bataaf and IKC Prins Maurits are just around the corner. The nearest GP is Huisartsenpraktijk Arends, Huls & Tanck, a ten-minute walk away, and BENU Apotheek Passewaay is just around the corner. Bus stop Tiel, Station Passewaaij, served by line 48, is a ten-minute walk, and Tiel Passewaaij train station is also a ten-minute walk. The municipality of Tiel offers these amenities within easy reach.
WOZ and address data
The WOZ value is €330,000, with a reference date of 1 January 2025. The asking price is 17% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 73%, from €191,000 to €330,000. As for address-level risks, the noise from road traffic is 42 dB Lden and from rail traffic 27 dB Lden, both below the noise standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding at heavy rain is medium, current flood risk is elevated, and heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Makelaarshuis Van Leeuwen.
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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 62, Tiel
How does the asking price compare to the neighbourhood average?
The asking price of €385,000 is 34% below the neighbourhood average asking price of €585,615. The average price per m² in the neighbourhood is €4,161, while this home is listed at €5,423 per m² based on the agent's floor area. No verdict is given on whether the asking price is high or low relative to the market.
What is the layout of this apartment?
According to the agent, this ground-floor apartment has three rooms, including two bedrooms and one bathroom, all on a single floor. The living area is 71 m² as listed by the agent, while the BAG registration records 73 m². The home is fully insulated with roof, wall and floor insulation and double glazing, and it has a central heating boiler.
What is the WOZ value of this home?
The WOZ value is €330,000, with a reference date of 1 January 2025. The asking price of €385,000 is 17% above this WOZ value. Over the past five years, the WOZ value has increased by 73%, from €191,000 in 2020 to €330,000 in 2025. The WOZ value is the municipal valuation, not the current market value.
What are the address-level risk indications for this home?
The address-level risk data indicates that noise from road traffic is 42 dB Lden and from rail traffic 27 dB Lden, both below the noise standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding at heavy rain is medium, current flood risk is elevated, and heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
Which supermarkets and schools are nearby?
Albert Heijn is on your doorstep, with Jumbo and Aldi about 1.8 km away. Primary schools De Bataaf and IKC Prins Maurits are within a few hundred metres, and Rotondaschool and Basisschool De Waayer are also close. The nearest GP is Huisartsenpraktijk Arends, Huls & Tanck, about 2 km away, and BENU Apotheek Passewaay is just 325 m from the home.
What public transport options are available?
The nearest bus stop is Tiel, Station Passewaaij, about 817 m away, served by line 48. Other stops include Tiel, Reuchlinlaan, about 1 km away, with lines 48, 248 and 648. The nearest train station is Tiel Passewaaij, about 917 m away. No travel times or destinations are specified in the data.
What is the neighbourhood of Passewaaij-Zuid-Oost like?
Passewaaij-Zuid-Oost has 2,810 residents, with 78% of homes owner-occupied. Residents of 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 it as "a cosy neighbourhood and very multicultural," while a third mentions issues with speeding, noise and rubbish. These reviews reflect the wider municipality, not this neighbourhood specifically.
Why are there no property details in this listing?
This listing does not state any missing fields, so all key details are present. The agent provides information on rooms, bedrooms, bathrooms, floor area, insulation, heating and the property subtype. The BAG registration and the agent listing differ slightly on the living area, with 73 m² versus 71 m², but both are stated.
