Grote Vuurvlinder 25
Passewaaij-Zuid-Oost · 4007 HZ Tiel
A modern end-of-terrace home in Tiel
This 2019 end-of-terrace house sits in Passewaaij-Zuid-Oost, a young residential area on the southern edge of Tiel. The home was built in 2019 and carries an A energy label, which is an efficient label. With a living area of 209 m² according to the BAG registration, this is a substantial family home. The last known asking price of €415,000 was keen compared with the neighbourhood average asking price of €586,729. For context, [end-of-terrace houses in Tiel](</koopwoningen/tiel/hoekwoningen/>) were listed across a wide price range. This home has not been online since 30 September 2026.
The home itself
The listing did not include details on the layout, number of rooms, or outdoor space. What is known is that the home was built in 2019 and has an A energy label. The living area is 209 m² according to the BAG registration, and the plot measures 145 m². The asking price worked out at €1,986 per m² based on the BAG living area.
Life in Passewaaij-Zuid-Oost
Passewaaij-Zuid-Oost is a neighbourhood of around 2,810 residents, where most homes were built after 2010. It is a residential area with a mix of households, including many families with children. Across the municipality of Tiel, residents give 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 offers a different view, mentioning nuisance from speeding drivers and nightlife crowds. The reviews paint a mixed picture, so it is worth reading them all. [The Passewaaij-Zuid-Oost neighbourhood](</buurt/passewaaij-zuid-oost-tiel/>) is part of the wider Tiel-Zuid district.
Amenities and transport
Daily errands are well covered. Albert Heijn is just around the corner, with Jumbo and Aldi a ten-minute walk away. IKC Prins Maurits primary school is on your doorstep, and De Bataaf is just around the corner. The BENU Apotheek Passewaay is a couple of streets away, while the nearest GP practice is a ten-minute walk. Bus stop Reuchlinlaan is a ten-minute walk away with lines 48, 248 and 648, and Tiel Passewaaij station is a ten-minute walk. The hospital, Ziekenhuis Rivierenland, is a short drive. [The municipality of Tiel](</gemeente/tiel/>) offers further amenities within easy reach.
WOZ value and address data
The WOZ value was €786,000 as of 1 January 2025, and the asking price sat 47% below that figure. Between 2020 and 2025 the WOZ value rose by 84%, from €427,000 to €786,000. The address-level risk data shows road traffic noise at 47 dB Lden and railway noise at 26 dB Lden, both below the relevant standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. Pluvial flooding at heavy rain is elevated, and the current flood risk is elevated, dropping to low by 2050. Heat stress is low now and medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
When this home was still on the market, it was offered via Dolron Rivierenland Makelaars.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 Grote Vuurvlinder 25, Tiel
How did the asking price compare with the WOZ value?
The asking price of €415,000 was 47% below the WOZ value of €786,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price was also 29% below the neighbourhood average asking price of €586,729. The price per m² was €1,986 based on the BAG living area of 209 m².
What is the energy label of this home?
The home has an A energy label, which is an efficient label. The home was built in 2019. The listing did not state specific insulation features. In the neighbourhood, 53.8% of homes have an A label and 30.8% have an A+ label or higher, so this home is in line with the local housing stock.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public area-level data. The soil consists of clay, which is sensitive to settlement. This is an area-level indication from the KCAF and Atlas Leefomgeving, not an inspection of this specific home. The current flood risk is elevated, dropping to low by 2050, and pluvial flooding at heavy rain is elevated.
Which supermarkets are nearby?
Albert Heijn is the nearest supermarket, just around the corner at about 478 metres. Jumbo and Aldi are both about 1.5 km away, a ten-minute walk. There are 11 supermarkets within 5 km of the home. The nearest pharmacy, BENU Apotheek Passewaay, is about 535 metres away.
What schools are close to this home?
IKC Prins Maurits primary school is on your doorstep at about 124 metres, and De Bataaf is just around the corner at 312 metres. Rotondaschool is a couple of streets away at 426 metres. There are 31 schools within 5 km. The nearest secondary school is about 2.9 km away.
How is the public transport connection?
The nearest bus stop is Tiel, Reuchlinlaan, about 769 metres away, served by lines 48, 248 and 648. Tiel, Station Passewaaij is about 1.1 km away with line 48. The nearest train station is Tiel Passewaaij at about 1.2 km. The nearest hospital, Ziekenhuis Rivierenland, is about 2.4 km away.
What do residents say about living in this area?
Across the municipality of Tiel, residents give 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 mentions nuisance from speeding drivers and nightlife crowds. The reviews reflect different experiences.
How has the WOZ value developed over the past five years?
The WOZ value had risen by 84% between 2020 and 2025, from €427,000 to €786,000. The value increased each year: €480,000 in 2021, €554,000 in 2022, €643,000 in 2023, €672,000 in 2024 and €786,000 in 2025. The reference date for the current value is 1 January 2025.
What is the neighbourhood like demographically?
Passewaaij-Zuid-Oost has about 2,810 residents. Around 49% of households have children, and the average household size is 2.5. The age spread is fairly even, with 22% of residents under 15 and 10% aged 65 or over. About 78% of the 1,072 homes in the neighbourhood are owner-occupied, and most were built after 2010.
