Kijkuit 38
Santwijck, Tiel
AreaA 1910 end-of-terrace house on a busy road
This end-of-terrace house on Kijkuit 38 sits in Santwijck, right in the heart of Tiel. The listing does not state the energy label, so that information is missing. Built in 1910, the home is offered for €289,000, which is 44% below the average asking price of €516,781 for homes in the neighbourhood. That puts the price on the low side compared with the local market, and it is also well below the average for end-of-terrace houses in Tiel.
Inside the home
According to the agent, the house has two rooms, one bedroom and one bathroom spread over two floors, with a volume of 230 m³. The living area is listed as 60 m² by the agent, while the BAG registration records 61 m². The plot measures 231 m². The property has a front, side and rear garden facing west, and it is fully owned. The agent notes partial double glazing and a central heating boiler. The home is described as being on a busy road, in the centre and within a residential area.
Life in Santwijck
Santwijck is a compact neighbourhood with around 1,480 residents, and it is very strongly urban with an address density of 2,493 per km². Residents of the wider district give it an average score of 7.6 out of 11 reviews. One resident says: "It's never boring", describing issues with speeding drivers, noise from nightlife and rubbish being dumped. Another resident, writing about Sterrebos, says: "Living in Sterrebos means coming home to peace and greenery every day, while all amenities are nearby." The reviews reflect very different experiences, so it is worth reading them in full. For more context, see the Santwijck neighbourhood.
Amenities and transport
Daily errands are easy from here. Jumbo, Lidl and Albert Heijn are all just around the corner, and PLUS is a couple of streets away. Rooms Katholieke Basisschool De Dagobert and Johannesschool Vrije School Tiel are both within a five-minute walk. The nearest GP is Huisartsenpraktijk Drumpt, a ten-minute walk, and BENU Apotheek Danser is just around the corner. Bus stops at Lingedijk and Predikbroedersweg are a couple of streets away, with lines 44, 46, 648 and 42, 45, 48, 148. Tiel train station is a ten-minute walk. The municipality of Tiel offers all this and more, as you can see on the municipality of Tiel.
WOZ value and address data
The WOZ value is €307,000 as of 1 January 2025, and the asking price is 6% below that value. The home is on a busy road, with road traffic noise measured at 64 dB Lden, above the noise standard, while railway noise is 38 dB Lden, below the standard. The foundation risk indication is elevated, based on the 1910 construction on clay soil and the fact that 96% of properties in this postcode area were built before 1970. Pluvial flooding risk is elevated, as is current flood risk, with medium risk by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered only via Rick Zeedijk Makelaardij 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 Kijkuit 38, Tiel
How does the asking price compare with the WOZ value?
The asking price of €289,000 is 6% below the WOZ value of €307,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price is also 44% below the average asking price of €516,781 for homes currently for sale in the neighbourhood.
What is the layout of this house?
According to the agent, the house has two rooms, one bedroom and one bathroom across two floors, with a volume of 230 m³. The living area is listed as 60 m² by the agent, while the BAG registration records 61 m². The plot measures 231 m². There is a front, side and rear garden facing west.
Why is there no energy label in the listing?
The agent has not published this field. The address itself is complete, so the location and neighbourhood data are accurate, but the energy performance of this specific home is not known from the listing.
What is the foundation risk for this property?
The foundation risk indication is elevated, based on area-level data. The home was built in 1910 on clay soil, which may mean wooden piles or a shallow foundation. In this postcode area, 96% of properties were built before 1970. The groundwater level is expected to drop towards 2050, which can increase risk for wooden foundations. This is an indication for the area, not an inspection of this specific home.
What are the noise levels like at this address?
The address is on a busy road, and road traffic noise is measured at 64 dB Lden, which is above the noise standard. Railway noise is measured at 38 dB Lden, which is below the standard. These figures come from public data at address level and reflect the area, not an acoustic survey of the property itself.
Which supermarkets and schools are nearby?
Jumbo, Lidl and Albert Heijn are all about 500 metres away, and PLUS is 540 metres away. Rooms Katholieke Basisschool De Dagobert is 239 metres away, and Johannesschool Vrije School Tiel is 282 metres away. The nearest GP is Huisartsenpraktijk Drumpt at 927 metres, and BENU Apotheek Danser is 448 metres away.
What public transport options are available?
Bus stops at Lingedijk and Predikbroedersweg are both within about 460 metres, with lines 44, 46, 648 and 42, 45, 48, 148 respectively. Tiel train station is 662 metres away. The nearest hospital, Ziekenhuis Rivierenland, is 1.2 km away.
How does the living area compare with the neighbourhood average?
The living area of 60 m² is 57% smaller than the neighbourhood average of 140 m². The asking price of €289,000 is 44% below the average asking price of €516,781 in the neighbourhood. The average price per m² in the neighbourhood is €3,943, while this home is listed at €4,817 per m² based on the agent's floor area.
What do residents say about the area?
Residents of the district give an average score of 7.6 out of 11 reviews. One resident describes issues with speeding drivers, noise from nightlife and rubbish dumping, saying the area is "by no means safe to live in with two small children". Another resident, writing about Sterrebos, praises the peace, greenery and amenities. The reviews show very different perspectives on the same district.
What is the flood risk for this property?
The current flood risk is elevated, and the risk for 2050 is medium. Pluvial flooding at heavy rain is also elevated. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
