Sestertiusstraat 2
Passewaaij-Zuid-Oost, Tiel
AreaA spacious end-of-terrace home in Passewaaij-Zuid-Oost
Tucked away in the quiet Passewaaij-Zuid-Oost neighbourhood on the southern edge of Tiel, this end-of-terrace house from 2005 offers a generous 150 square metres of living space across two floors. The home sits on a 348 square metre plot with a south-facing back garden of 122 square metres, so the outdoor space gets plenty of sun. With six rooms including three bedrooms and one bathroom, there is room for a growing household. The asking price of €595,000 is in line with the market, sitting close to the average asking price for homes in this part of Tiel. For context, the average asking price for end-of-terrace houses in Tiel reflects a similar price level per square metre.
The home itself
According to the agent, the house is fully insulated and heated by a central heating boiler, which supports the efficient energy label A. The layout spreads six rooms over two floors, with three bedrooms and a single bathroom. The south-facing back garden measures 122 square metres, and the property is sold as freehold, so you own the land outright. The living area is listed as 150 square metres by the agent, while the BAG registration records 153 square metres, a minor difference between the two sources.
Life in Passewaaij-Zuid-Oost
Passewaaij-Zuid-Oost is a residential area where most homes were built after 2010, giving the streets a modern feel. The neighbourhood counts around 2,810 residents, with a mix of households including many families with children. Residents across the municipality of Tiel give their living environment an average score of 7.47, based on 18 reviews. One resident describes Tiel as "a cosy small town, where everything is easily accessible and within walking distance, very multicultural but a quiet neighbourhood." Another resident notes that "it's a cosy neighbourhood and very multicultural." A third review is less positive, mentioning issues with speeding drivers and noise, though this reflects one person's experience. The reviews cover the wider municipality rather than this specific neighbourhood, so they offer a general impression of life in Tiel. For a closer look at what the Passewaaij-Zuid-Oost neighbourhood has to offer, the local streets are easy to explore on foot.
Amenities and transport
Daily errands are well covered here. The Albert Heijn supermarket is just around the corner, with Jumbo and Aldi a short drive away. Primary schools are close by, with De Bataaf within walking distance and IKC Prins Maurits a couple of streets away. The BENU Apotheek Passewaay pharmacy is just around the corner, while the nearest GP practice is a bit further out. For public transport, bus line 48 stops at Tiel, Station Passewaaij, a ten-minute walk from the home, and the train station Tiel Passewaaij is also within walking distance. The hospital Ziekenhuis Rivierenland is a short drive away. The municipality of Tiel keeps the town's amenities within easy reach.
WOZ value and address data
The WOZ value of the home was set at €549,000 on 1 January 2025, and the asking price sits 8% above that valuation. Between 2020 and 2025, the WOZ value rose by 51%, from €363,000 to €549,000. At the address level, public risk data indicates road traffic noise at 51 dB Lden, which is above the noise standard, while railway noise stays below the norm. The foundation risk indication is low, though the clay soil is noted as sensitive to settlement. For climate risks, pluvial flooding is low, while the current flood risk is elevated and the 2050 outlook is medium. Heat stress is currently low but expected to become medium by 2050. These are area-level indications based on public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Witte Makelaars and listings on Funda and other property platforms. The agent is Witte Makelaars.
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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 Sestertiusstraat 2, Tiel
How does the asking price compare to the WOZ value?
The asking price of €595,000 is 8% above the WOZ value of €549,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025, the WOZ value increased by 51%, from €363,000 to €549,000, reflecting the broader price development in the area.
What is the layout of this end-of-terrace house?
The home has six rooms spread over two floors, including three bedrooms and one bathroom. The living area is 150 square metres according to the agent, while the BAG registration records 153 square metres. The property sits on a 348 square metre plot with a south-facing back garden of 122 square metres. The home is fully insulated and heated by a central heating boiler.
What energy label does the home have?
The home has energy label A, which is an efficient label. The agent states that the property is fully insulated, which supports the label. The home was built in 2005, so it is a relatively modern construction. The energy label reflects the official registration and gives an indication of the energy performance of the home.
What do residents say about living in Tiel?
Residents across the municipality of Tiel give their living environment an average score of 7.47, based on 18 reviews. One resident describes Tiel as "a cosy small town, where everything is easily accessible and within walking distance, very multicultural but a quiet neighbourhood." Another says "it's a cosy neighbourhood and very multicultural." A third review mentions issues with speeding drivers and noise, though this reflects one person's experience. These reviews cover the wider municipality rather than this specific neighbourhood.
What are the nearest schools and supermarkets?
The Albert Heijn supermarket is just around the corner at 326 metres, with Jumbo and Aldi about 1.9 kilometres away. For primary education, De Bataaf is 229 metres away and IKC Prins Maurits is 363 metres away, both within easy walking distance. The nearest secondary school is about 2.9 kilometres from the home. A childcare centre is also close by at 0.6 kilometres.
How is the public transport connection?
Bus line 48 stops at Tiel, Station Passewaaij, about 858 metres from the home, a ten-minute walk. The train station Tiel Passewaaij is 966 metres away, also within walking distance. Additional bus stops at Tiel, Reuchlinlaan and Ophemert, Bredestraat offer lines 48, 248 and 648. The nearest train station provides a rail connection from the area.
What risk indications apply to this address?
Public risk data at the address level indicates road traffic noise at 51 dB Lden, which is above the noise standard, while railway noise at 27 dB Lden stays below the norm. The foundation risk indication is low, though the clay soil is noted as sensitive to settlement. For climate risks, pluvial flooding is low, the current flood risk is elevated, and the 2050 outlook is medium. Heat stress is currently low but expected to become medium by 2050. These are area-level indications, not an inspection of this specific home.
How many homes are currently for sale in the neighbourhood?
There are currently 12 homes for sale in Passewaaij-Zuid-Oost, with asking prices ranging from €345,000 to €1,285,000. The average asking price is €586,729, while the median is €469,875. The average asking price per square metre is €3,904. In the past period, 41 homes were sold in the neighbourhood at an average price of €514,951.
What type of ownership applies to this property?
The property is sold as freehold, meaning you own the land and the home outright. There is no leasehold or ground rent involved. This is stated in the listing by the agent. The home was built in 2005 and is an end-of-terrace house with a south-facing garden.
Is the home suitable for a family?
The home has three bedrooms and one bathroom across two floors, with a living area of 150 square metres. The south-facing back garden of 122 square metres provides outdoor space. With six rooms in total, there is flexibility in how the space is used. Whether it suits a particular household depends on individual needs and preferences.
