Adriaan van Ostadestraat 17
Rauwenhof, Tiel
NeighbourhoodA quiet spot by the park
This end-of-terrace house sits on a quiet road in Rauwenhof, a residential area in Tiel-Noord, with a free view over the park. Built in 1988, the home has an energy label C and is offered for €485,000. That asking price is on the high side compared with the average for end-of-terrace houses in Tiel, which currently stands at €353,750.
Inside the home
According to the agent, the house has three rooms, two bedrooms and one bathroom spread over two floors, with a volume of 381 m³. The living area is listed as 108 m² by the agent, while the BAG registration gives 107 m². The plot measures 245 m². There is a front and back garden, with the back garden facing northwest and accessible via the back alley. The property is freehold, and the agent notes insulation in the roof, double glazing, wall and floor insulation, and a central heating boiler.
Life in Rauwenhof
Rauwenhof is a neighbourhood where residents know each other, as one resident of the district puts it: "It's a cosy neighbourhood and very multicultural." Another resident mentions it's "quite a cosy neighbourhood, child-friendly, fairly quiet and many amenities." Based on five reviews, residents of the district give an average score of 7.55. The neighbourhood has about 2,840 inhabitants, and a large share of the homes are single-family houses. For more on the area, see the Rauwenhof neighbourhood.
Amenities and transport
For daily groceries, the PLUS supermarket is just around the corner, with Jumbo and Aldi a ten-minute walk away. Primary schools like Openbare Basisschool de Moespot and Stefanusschool are within a ten-minute walk, and secondary schools such as Lingecollege Mavo are also nearby. The nearest GP is Huisartsenpraktijk Elzinga, and the pharmacy Regioapotheek Rivierenland is a couple of streets away. Bus stop Tiel, Sportpark Rauwenhof is on your doorstep, served by line 46, and Tiel train station is a ten-minute walk. The municipality of Tiel offers further amenities, as described on the municipality of Tiel.
WOZ and address data
The WOZ value is €396,000 as of 1 January 2025, and the asking price is 22% above that value. Between 2020 and 2025, the WOZ value rose by 36%, from €291,000 to €396,000. As for address risks, these are area-level indications: road traffic noise is 49 dB Lden, above the noise standard, while railway and industrial noise are below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding risk is low, but current flood risk is elevated, and by 2050 it is medium. Heat stress is currently low, but medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Woonkoppel 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 Adriaan van Ostadestraat 17, Tiel
How does the asking price compare to the WOZ value?
The asking price of €485,000 is 22% above the WOZ value of €396,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value increased by 36%, from €291,000 to €396,000.
What is the layout of this end-of-terrace house?
According to the agent, the house has three rooms, two bedrooms and one bathroom, spread over two floors. The living area is listed as 108 m² by the agent, while the BAG registration gives 107 m². The plot measures 245 m². There is a front and back garden, with the back garden facing northwest and accessible via the back alley.
What is the energy label and what insulation is present?
The energy label is C. The agent states that the home has roof insulation, double glazing, wall insulation and floor insulation, as well as a central heating boiler. The energy label indicates the energy performance, but the insulation features are listed separately by the agent.
What are the noise levels around this address?
According to public risk data, the road traffic noise is 49 dB Lden, which is above the noise standard. Railway noise is 38 dB Lden and industrial noise is 49 dB Lden, both below the standard. These are area-level indications, not measurements at the property itself.
What is the foundation risk for this home?
The foundation risk indication is low, according to area-level data. The soil type is clay, which is noted as sensitive to settling. This is an indication for the area, not an inspection of this specific home.
What flood and heat risks are there?
Area-level indications show that pluvial flooding risk is low, while current flood risk is elevated and by 2050 it is medium. Heat stress is currently low, but by 2050 it is medium. These are based on public climate data and are not specific to this property.
Which supermarkets are nearby?
The nearest supermarket is PLUS, about 785 metres away. Jumbo and Aldi are both about 1.2 km away, and Albert Heijn is about 1.6 km away. These distances are straight-line distances from the home.
What schools are in the area?
Primary schools include Openbare Basisschool de Moespot and Stefanusschool, both within about 900 metres. Secondary schools include Lingecollege Mavo and Lingecollege vmbo en ISK, also within about 900 metres. There is also a special school, Brede zorgschool de Cambier, at about 700 metres.
How is the public transport connection?
The nearest bus stop is Tiel, Sportpark Rauwenhof, about 130 metres away, served by line 46. Other stops include Tiel, Rauwenhof with lines 44 and 46, and Tiel, ROC Rivor with lines 44, 46 and 648. The nearest train station is Tiel, about 1.2 km away.
What is the neighbourhood like according to residents?
Residents of the district give an average score of 7.55 based on five reviews. One resident says: "It's a cosy neighbourhood and very multicultural." Another mentions it's "quite a cosy neighbourhood, child-friendly, fairly quiet and many amenities." These reviews describe the district, not specifically Rauwenhof.
Experiences from Rauwenhof
How residents experience their neighbourhood
I live in Tiel and my experience here is not very special, it's a decent neighbourhood, everyone knows each other and there's a lot of gossip. I haven't lived in Tiel long myself, but Tiel is a cosy small town, where everything is easily accessible and within walking distance, very multicultural but a quiet neighbourhood.
Auto-translated to English by AIGood neighbourhood. You can talk to anyone and the neighbours always listen, help is always there. Besides that, there is a shopping centre nearby and plenty of schools.
Auto-translated to English by AIStatistics for Rauwenhof
Figures on residents, liveability and the housing market
| Sale price | €353,750 | €353,750 |
|---|---|---|
| Sale per m² | €4,270 | – |
| Rent price | €850 p/m | €850 p/m |
Experiences from Tiel-Noord
How residents experience their district
I haven't encountered any problems. Good.
Auto-translated to English by AII live in Tiel and my experience here is not very special, it's a decent neighbourhood, everyone knows each other and there's a lot of gossip. I haven't lived in Tiel long myself, but Tiel is a cosy small town, where everything is easily accessible and within walking distance, very multicultural but a quiet neighbourhood.
Auto-translated to English by AIQuite a cosy neighbourhood, child-friendly, fairly quiet and many amenities
Auto-translated to English by AIGood neighbourhood. You can talk to anyone and the neighbours always listen, help is always there. Besides that, there is a shopping centre nearby and plenty of schools.
Auto-translated to English by AIQuite a cosy neighbourhood, crime rate is quite high, child-friendly neighbourhood, easily accessible, shops and schools within walking distance.
Auto-translated to English by AIStatistics for Tiel-Noord
Figures on residents, liveability and the housing market
| Sale price | €725,997 | €561,063 |
|---|---|---|
| Sale per m² | €4,036 | – |
| Rent price | €1,375 p/m | €1,375 p/m |
Experiences from Tiel
How residents experience their municipality
I haven't encountered any problems. Good.
Auto-translated to English by AII live in Tiel and my experience here is not very special, it's a decent neighbourhood, everyone knows each other and there's a lot of gossip. I haven't lived in Tiel long myself, but Tiel is a cosy small town, where everything is easily accessible and within walking distance, very multicultural but a quiet neighbourhood.
Auto-translated to English by AITo be honest, there are a lot of things that need improvement in our neighbourhood. Almost daily we deal with speeding drivers, drunk people, and people under the influence of other drugs. We live on a street with a coffee shop, but there's also a lot of dealing going on. We've been threatened several times, among others by people staying here on a visa. We have nuisance from nightlife crowds shouting in the middle of the night, and rubbish is regularly dumped on the street. In short, this area is by no means safe to live in with two small children. We also often have to report the aforementioned issues, but virtually nothing is done about them by the municipality.
Auto-translated to English by AIQuite a cosy neighbourhood, child-friendly, fairly quiet and many amenities
Auto-translated to English by AIGood neighbourhood. You can talk to anyone and the neighbours always listen, help is always there. Besides that, there is a shopping centre nearby and plenty of schools.
Auto-translated to English by AIQuite a cosy neighbourhood, crime rate is quite high, child-friendly neighbourhood, easily accessible, shops and schools within walking distance.
Auto-translated to English by AILiving in Sterrebos means coming home to peace and greenery every day, while all amenities are nearby. This neighbourhood has a pleasant, open atmosphere with many trees, walking paths, and playgrounds. Children can play outside safely, neighbours still greet each other, and within minutes you are in the centre of Tiel or on the main roads towards Utrecht, Arnhem, and Nijmegen. The houses in Sterrebos are spacious and light, often with large gardens and parking right outside the door. It is also lovely to walk towards the Waaldijk, or simply relax in your own garden with a view of the greenery around the neighbourhood. For families, starters, and seniors alike, this is a wonderful place to live quietly without compromising on accessibility and amenities.
Auto-translated to English by AICosy
Auto-translated to English by AIStatistics for Tiel
Figures on residents, liveability and the housing market
| Sale price | €513,266 | €433,739 |
|---|---|---|
| Sale per m² | €4,038 | – |
| Rent price | €1,258 p/m | €1,258 p/m |
| Rent per m² | €18 p/m | – |
Location and amenities
Adriaan van Ostadestraat 17, Tiel
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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