A calm spot by the water
This apartment on Suze Groenewegstraat sits in Rauwenhof, a quiet residential area in Tiel-Noord. The setting is described as peaceful, with a free view and water nearby. At €360,000, the asking price is 24% below the neighbourhood average of €471,786, which puts it on the low side compared with other homes currently for sale. For context, apartments in Tiel typically sell within a range that this price fits comfortably into.
Inside the home
Built in 1985, this apartment on the third floor has four rooms, including three bedrooms and one bathroom. The living area is 88 m² according to the BAG registration, while the agent lists it as 89 m². The home comes with a balcony, full ownership, and a service charge of €155.01 per month. According to the agent, the insulation includes roof insulation, double glazing, wall insulation and floor insulation, and the heating runs on a central heating boiler.
Life in Rauwenhof
Rauwenhof is a neighbourhood where residents of the wider district give an average score of 7.55 out of 10, based on five reviews. One resident describes it as "a cosy neighbourhood and very multicultural," adding that "everyone knows each other and there's a lot of gossip." Another says it's "quite a cosy neighbourhood, child-friendly, fairly quiet and many amenities." The district has around 2,875 residents, with a mix of ages and household types. For a closer look at what the area offers, the Rauwenhof neighbourhood page has more details.
Amenities and getting around
A PLUS supermarket is on your doorstep, just 23 metres away, which makes daily groceries very convenient. For schools, Openbare Basisschool de Moespot is just around the corner, and the Stefanusschool is a couple of streets away. The nearest GP is Huisartsenpraktijk Drumpt, about a ten-minute walk, and the BENU Apotheek Drumpt is a five-minute walk. Bus stop Tiel, Vrijthof is just around the corner with line 44, and the train station Tiel is about a ten-minute walk. The municipality of Tiel, with its amenities and services, is well covered on the municipality of Tiel page.
WOZ value and address data
The WOZ value for this home is €308,000, based on the reference date of 1 January 2025. The asking price is 17% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 78%, from €173,000 to €308,000. As for address-level risks, the noise from road traffic is 49 dB Lden, which is above the norm, while railway and industrial noise are below their norms. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding risk is low, but the current flood risk is elevated, and by 2050 it is expected to be medium. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, this home is offered via multiple channels, including Beumer, Beumer Nieuwbouw, and Beumer & Dirksen Makelaars on Funda.
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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 Suze Groenewegstraat 92, Tiel
How does the asking price compare with the neighbourhood average?
The asking price of €360,000 is 24% below the average asking price in Rauwenhof, which is €471,786. The neighbourhood has seven homes currently for sale, with prices ranging from €302,000 to €945,000. This places the apartment on the low side of the local market, though the price per square metre, based on the agent's listed area, is €4,045.
What is the layout of this apartment?
According to the agent, this apartment has four rooms, including three bedrooms and one bathroom, all on a single floor. It is located on the third floor and includes a balcony. The living area is 88 m² according to the BAG registration, while the agent lists it as 89 m². The home also has a volume of 271 m³.
What is the WOZ value and how has it changed?
The WOZ value is €308,000, based on the reference date of 1 January 2025. The asking price is 17% above this value. Over the past five years, the WOZ value has increased by 78%, from €173,000 in 2020 to €308,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the noise levels around this address?
The noise from road traffic at this address is 49 dB Lden, which is above the Dutch noise norm. Railway noise is 39 dB Lden and industrial noise is 45 dB Lden, both below their respective norms. These figures come from public data at the address level and are indications for the area, not measurements inside the home.
What is the foundation risk for this home?
The foundation risk indication for this address is low. The soil type is clay, which is noted as sensitive to settling. This is an area-level indication based on public data, not an inspection of this specific property. It gives a general sense of the ground conditions in the vicinity.
What flood risks apply to this location?
The current flood risk for this address is elevated, and by 2050 it is expected to be medium. Pluvial flooding, which occurs during heavy rain, is rated as low. These are area-level indications from the Klimaateffectatlas, not a detailed assessment of this home. Heat stress is currently low but is expected to be medium by 2050.
Which supermarkets are nearby?
A PLUS supermarket is just 23 metres away, making it the closest option. Other supermarkets within a short distance include another PLUS at 1,358 metres, an Albert Heijn at 1,543 metres, and a Jumbo and Aldi both at 1,745 metres. In total, there are ten supermarkets within five kilometres.
What schools are close to this apartment?
Openbare Basisschool de Moespot is 134 metres away, and the Stefanusschool is 153 metres away. Both are primary schools. For secondary education, Lingecollege vmbo en ISK is about 1,240 metres away. There are also several other primary schools within a short distance, including Protestants Christelijke Basisschool Prins Claus.
How is the public transport in this area?
The nearest bus stop is Tiel, Vrijthof, about 203 metres away, served by line 44. Another stop, Tiel, Rauwenhof, is 437 metres away with lines 44 and 46. The train station Tiel is about 1,112 metres away, which is roughly a ten-minute walk. These options connect the neighbourhood to the wider region.
What do residents say about living in this district?
Residents of the district give an average score of 7.55 out of 10, based on five reviews. One resident says it's "a cosy neighbourhood and very multicultural," noting that "everyone knows each other and there's a lot of gossip." Another describes it as "quite a cosy neighbourhood, child-friendly, fairly quiet and many amenities." These reviews reflect the wider district, not just Rauwenhof.
