Waterstraat 17
Binnenstad, Tiel
AreaA compact apartment in the heart of Tiel
Waterstraat 17 sits in the Binnenstad, the historic core of Tiel, where the streets are lively and everything is within easy reach. This apartment from 1950 offers a living area of 80 m² according to the BAG registration, and the asking price of €235,000 works out at €2,938 per m². That is 45% below the average asking price of €428,943 for homes in this neighbourhood, which puts this apartment on the low side compared with the local market. For a sense of what else is available, have a look at apartments in Tiel.
What the listing tells us
The listing is brief and does not state the number of rooms, bedrooms or bathrooms, nor any details about the garden, balcony or insulation. What is clear is that the home dates from 1950 and carries an energy label of A++, which is an efficient label and suggests the home performs well on energy costs. The floor area of 80 m² comes from the BAG registration, and the agent does not list a different figure.
Life in the Binnenstad
The Binnenstad is a compact urban neighbourhood with around 2,150 residents, and it is a place where the streets are busy and the atmosphere is far from dull. Residents of the wider district of Tiel kern give their living environment an average score of 7.6, based on eleven reviews. One resident describes the area as "cosy", while another speaks warmly of the peace and greenery of Sterrebos, a part of the district where children can play outside safely and the centre of Tiel is just minutes away. A third resident, however, paints a less rosy picture, mentioning speeding drivers, noise from nightlife and rubbish on the streets. The neighbourhood itself is home to a mix of ages, with 40% of residents between 25 and 45, and 70% of households consisting of single people. For more on the area, see the Binnenstad neighbourhood.
Amenities and getting around
Daily life here is convenient, with the Jumbo and Lidl supermarkets just around the corner and the Albert Heijn a couple of streets away. CBS Prins Willem-Alexander primary school is a five-minute walk, and the Lingecollege for secondary education is a ten-minute walk. The BENU pharmacy is just around the corner, while the GP practice Huisartsenpraktijk Sündermann is a ten-minute walk. Bus stops are close by, with line 812 at Tiel, Santwyckse Poort on your doorstep and the Veemarkt stop a couple of streets away offering lines 42, 44, 45, 46, 48, 148, 248, 543 and 648. Tiel train station is a ten-minute walk, and the hospital Ziekenhuis Rivierenland is a short trip away. The municipality of Tiel has more to offer beyond the centre, as you can see on the page for the municipality of Tiel.
WOZ value and address data
The WOZ value of this home is €324,000, with a reference date of 1 January 2025, and the asking price sits 27% below that value. Over the past five years, the WOZ value has developed from €297,000 in 2023 to €289,000 in 2024 and then to €324,000 in 2025. As for the address itself, the noise level from road traffic is 40 dB Lden and from rail traffic 31 dB Lden, both below the relevant standards. The foundation risk indication for this area is medium, based on the fact that the home was built before 1970 and that 100% of properties in this postcode area date from before that year; 1% of properties in the neighbourhood have an elevated risk of pile rot according to the Klimaateffectatlas. The climate indications for the area show an elevated risk of pluvial flooding and an elevated current flood risk, with a low flood risk projected for 2050. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
The agent
At the time of writing, the home is offered only via Dolron Rivierenland Makelaars.
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Features
Details of this home
Transfer
Price
Construction
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 Waterstraat 17, Tiel
How does the asking price compare with the WOZ value?
The asking price of €235,000 is 27% below the WOZ value of €324,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation for tax purposes and does not necessarily reflect the current market value. The price per square metre, based on the BAG living area of 80 m², comes to €2,938.
What is the energy label of this apartment?
The apartment has an energy label of A++, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The listing does not provide details on specific insulation measures or the heating installation.
What is the foundation risk for this property?
The foundation risk indication for this address is medium, according to public data from the KCAF and the Klimaateffectatlas. This is an area-level indication based on the fact that the home was built in 1950 and that 100% of properties in this postcode area date from before 1970. In the neighbourhood, 1% of properties have an elevated risk of pile rot. This is not an inspection of this specific home.
What are the flood and climate risks for this address?
The climate indications for this address show an elevated risk of pluvial flooding and an elevated current flood risk, with a low flood risk projected for 2050. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications from the Klimaateffectatlas and do not constitute an assessment of this specific property.
Which supermarkets are closest to this apartment?
The Jumbo and Lidl supermarkets are both just around the corner at about 415 metres, and the Albert Heijn is a couple of streets away at roughly 517 metres. A PLUS supermarket is about 1.1 kilometres away. This means daily groceries are within easy walking distance.
What public transport options are available nearby?
The nearest bus stop is Tiel, Santwyckse Poort, about 243 metres away, served by line 812. The Tiel, Veemarkt stop, about 422 metres away, offers lines 42, 44, 45, 46, 48, 148, 248, 543 and 648. Tiel train station is approximately 936 metres away, a ten-minute walk.
What is the neighbourhood like to live in?
The Binnenstad is a compact urban neighbourhood with around 2,150 residents, 70% of whom live alone. Residents of the wider district of Tiel kern give their living environment an average score of 7.6 out of 11 reviews. One resident calls the area "cosy", while another mentions noise from nightlife and speeding drivers. A third resident praises the peace and greenery of the Sterrebos part of the district.
How does the price per square metre compare with the neighbourhood average?
The asking price of €235,000 for a living area of 80 m² works out at €2,938 per m². The average asking price per square metre in the neighbourhood is €4,146, so this apartment is priced below that average. The average asking price for homes in the neighbourhood is €428,943, with a median of €355,000.
What schools are within walking distance?
CBS Prins Willem-Alexander primary school is about 359 metres away, a five-minute walk. The Lingecollege for secondary education is approximately 829 metres away, a ten-minute walk. There are also several other primary and special education schools within a short distance.
Why are there no property details in this listing?
The listing does not state the number of rooms, bedrooms or bathrooms, nor any details about the garden, balcony or insulation. The floor area of 80 m² comes from the BAG registration.
