A quiet corner in Rauwenhof
Tucked away on a quiet road in the Rauwenhof neighbourhood, this end-of-terrace house from 1988 offers a calm setting within a residential area. The home sits in Tiel-Noord, a district where residents give a solid 7.55 out of 10, based on five reviews. With a last known price of €437,500, the asking price was on the high side compared to the average of €353,750 for homes at the time for sale in the neighbourhood, and it also sat above the average price per square metre of €4,270. For context, [end-of-terrace houses in Tiel]( /koopwoningen/tiel/hoekwoningen/) typically reflect the local market, and this one asks a premium. This home has not been online since 5 November 2026.
Inside the home
The agent described a four-room layout with three bedrooms and one bathroom spread over three floors, totalling 385 cubic metres. The living area was 106 square metres according to both the BAG registration and the agent's listing. The plot, however, differs: the BAG registration stated 231 square metres, while the agent listed 259 square metres. The home comes with a front, side and back garden, plus the possibility of a garage and parking. It is fully owned, insulated with roof, wall and floor insulation and double glazing, and heated by a central heating boiler.
Life in Rauwenhof
Rauwenhof is a neighbourhood where people seem to know each other. One resident describes it as cosy and multicultural, a quiet place where everything is within walking distance, though they note there is plenty of gossip. Another calls it child-friendly and fairly quiet, with many amenities. The district-level reviews, which cover Tiel-Noord rather than just this street, give an average of 7.55 out of 10. The neighbourhood counts around 2,840 residents, and a quarter are aged 65 or older. [The Rauwenhof neighbourhood]( /buurt/rauwenhof-tiel/) feels like a place where community matters.
Amenities and transport
Daily errands are easy from here. The nearest supermarket, a PLUS, is just around the corner, with a Jumbo and an Aldi a couple of streets away. For healthcare, the Regioapotheek Rivierenland pharmacy is on your doorstep, and Huisartsenpraktijk Elzinga is a five-minute walk. The Lingecollege secondary schools are within a ten-minute walk, and Floriant primary school is a couple of streets further. Bus stops at Tiel, ROC Rivor and Tiel, Rauwenhof offer lines 44, 46 and 648, while Tiel train station is a ten-minute walk. [The municipality of Tiel]( /gemeente/tiel/) keeps things well connected.
WOZ and address data
The WOZ value for this home was €419,000 as of 1 January 2025, and the asking price sat 4% above that figure. Between 2020 and 2025, the WOZ value rose by 68%, from €249,000 to €419,000. As for the area, the noise from road traffic and railways stays below the norm, but industrial noise exceeds it at 54 dB Lden. The foundation risk indication is low, though the clay soil is sensitive to settling. Pluvial flooding at heavy rain is medium, and the current flood risk is elevated, dropping to medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
When this home was still on the market, it was offered via multiple channels, including Renate Baas Makelaardij, Renate Baas Makelaardij on Funda, and Baas Makelaars & Assurantiekantoor.
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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 Händelstraat 22, Tiel
How did the asking price compare to the WOZ value?
The asking price of €437,500 was 4% above the WOZ value of €419,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value had risen by 68%, from €249,000 in 2020 to €419,000 in 2025.
What is the layout of this end-of-terrace house?
According to the agent, the home had four rooms, including three bedrooms and one bathroom, spread over three floors. The living area is 106 square metres, and the total volume is 385 cubic metres. There was a front, side and back garden, and the agent mentioned the possibility of a garage and parking.
What was the energy label and what did it mean for costs?
The energy label is C. The home has roof, wall and floor insulation and double glazing, which can help keep energy use in check, though the label itself does not guarantee specific savings.
What are the noise levels around this address?
The area-level data shows that road traffic noise is 47 dB Lden and railway noise is 41 dB Lden, both below the noise norm. Industrial noise, however, is 54 dB Lden, which is above the norm. These are indications for the area, not a measurement inside the home itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low. The soil consists of clay, which is sensitive to settling. This is an area-level indication based on public data, not an inspection of the specific property. It gives a general sense of the ground conditions in the vicinity.
What flood risks apply to this location?
The climate data for this address indicates a medium risk of pluvial flooding during heavy rain. The current flood risk is elevated, but by 2050 it is expected to drop to medium. Heat stress is currently low, though it may become medium by 2050. These are area-level indications, not a property-specific assessment.
Which supermarkets are nearby?
The nearest supermarket is a PLUS at about 821 metres, which is roughly a ten-minute walk. A Jumbo and an Aldi are both around 961 metres away, and an Albert Heijn is at 1.2 kilometres. In total, there are 11 supermarkets within five kilometres.
What schools are close to this home?
Several secondary schools are within walking distance, including Lingecollege vmbo en ISK at 542 metres and Lingecollege Mavo at 598 metres. Floriant primary school is at 798 metres. There are 32 schools within five kilometres, covering primary, secondary and special education.
How is the public transport connection?
The nearest bus stop is Tiel, ROC Rivor at 235 metres, served by lines 44, 46 and 648. Tiel, Rauwenhof stop is at 366 metres with lines 44 and 46. The nearest train station is Tiel, about 880 metres away, which is roughly a ten-minute walk.
What do residents say about the area?
Residents of the district give an average score of 7.55 out of 10, based on five reviews. One resident describes it as a cosy, multicultural neighbourhood where everyone knows each other, though there is a lot of gossip. Another calls it child-friendly, fairly quiet and full of amenities.
