A modern end-of-terrace house in Latenstein
This end-of-terrace house on Zwaluwstraat 31 sits in Latenstein, a neighbourhood in Tiel where the housing stock is largely from the 1990s and 2000s. Built in 2020, it is one of the newer homes in the area. The asking price is €498,000. For context, the average asking price for homes currently for sale in Latenstein is €531,432, and the median is €518,000. If you are looking at the wider market, end-of-terrace houses in Tiel give a sense of what is available across the municipality.
The home itself
The agent describes this as a herenhuis, a corner house with five rooms, four bedrooms and one bathroom spread over three floors. The living area is 130 m², and the plot is 174 m², according to both the BAG registration and the agent's listing. Outside, there is a rear garden of 94 m² plus a side garden, with the rear garden facing east and accessible via the back alley. The property is freehold, and the agent notes full insulation, including roof, wall and floor insulation. Heating is partly underfloor, with a heat pump. The home has an energy label A, which is an efficient label, so energy costs should be relatively modest. The setting is described as a quiet road in a residential area with an unobstructed view.
Latenstein
Latenstein is a residential area in Tiel, and residents of the wider district give it an average score of 7.6 out of 10, based on eleven reviews. One resident describes the area as "cosy", while another, living in Sterrebos, says: "Living in Sterrebos means coming home to peace and greenery every day, while all amenities are nearby." That same resident mentions the pleasant, open atmosphere with trees, walking paths and playgrounds, and notes that children can play outside safely. However, a third review, also at district level, paints a different picture, mentioning speeding drivers, nuisance from nightlife and rubbish dumping. The district has around 2,880 residents, and about 86% of homes are owner-occupied. For more on the area, see the Latenstein neighbourhood.
Amenities and transport
Daily errands are well covered. The nearest primary school, De Achtbaan, is just around the corner, and there is a second primary school, Openbare Basisschool de Regenboog, a couple of streets away. For groceries, both Jumbo and Lidl are a ten-minute walk, while Albert Heijn and PLUS are a bit further. The nearest GP is Huisartsenpraktijk Lansdorp in Wamel, about 1.8 km away, and the BENU Apotheek Danser in Tiel is 1.3 km. The nearest bus stop, Tiel, Lokstraat, is a ten-minute walk and serves line 812; Tiel, Latenstein stop, with lines 45, 48 and 148, is also within a ten-minute walk. Tiel train station is 1.9 km away. The municipality of Tiel is the local authority, and you can read more about the municipality of Tiel for broader context.
WOZ and address data
The WOZ value for this home is €486,000, based on the reference date of 1 January 2025. The asking price is 2% above the WOZ value, according to the precomputed comparison. Between 2020 and 2025, the WOZ value rose by 835%, from €52,000 to €486,000. As for address-level risks, these are area-level indications rather than an inspection of this specific home. The foundation risk indication is medium, with clay soil noted as sensitive to settlement, and the area is a KCAF attention zone where 98% of properties were built before 1970. Noise from road traffic is 48 dB Lden, and from rail traffic 36 dB Lden, both below the relevant standards. For climate, the current flood risk is elevated, dropping to medium by 2050, while pluvial flooding at heavy rain is low now and heat stress is low, both rising to medium by 2050.
Source
At the time of writing, the home is offered only 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 Zwaluwstraat 31, Tiel
How does the asking price compare with the WOZ value?
The asking price of €498,000 is 2% above the WOZ value of €486,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The comparison is precomputed and simply states the difference; it does not imply the home is overpriced or a bargain. No market verdict is given for this home.
What is the layout of this end-of-terrace house?
According to the agent, this is a herenhuis, a corner house with five rooms, four bedrooms and one bathroom across three floors. The living area is 130 m², and the plot is 174 m², with both figures matching the BAG registration and the agent's listing. Outside, there is a rear garden of 94 m² plus a side garden, with the rear garden facing east and accessible via the back alley. The property is freehold.
What is the energy label and what does it mean for costs?
The home has an energy label A, which is an efficient label, so you can expect relatively modest energy costs. The agent also notes full insulation, including roof, wall and floor insulation, and heating is partly underfloor with a heat pump. These are separate facts from the label; the label itself is a rating of the home's energy performance, and the insulation details come from the agent's description.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data from KCAF and the Atlas Leefomgeving. The soil is clay, which is noted as sensitive to settlement, and the postcode area is a KCAF attention zone where 98% of properties were built before 1970. This is an indication for the area, not an inspection of this specific home, which was built in 2020.
What are the flood and climate risks for this location?
According to the Klimaateffectatlas, the current flood risk for this address is elevated, dropping to medium by 2050. Pluvial flooding at heavy rain is low now, and heat stress is low, both rising to medium by 2050. These are area-level indications based on public risk data, not an assessment of this particular property. The home itself is not inspected for these risks.
Which supermarkets are nearby?
The nearest supermarkets are Jumbo and Lidl, both about 750 metres away, which is roughly a ten-minute walk. Albert Heijn is about 1.5 km away, and PLUS is a similar distance. There are eleven supermarkets within five kilometres, so you have plenty of choice for daily groceries.
What schools are close to this home?
The nearest primary school is De Achtbaan, about 245 metres away, just around the corner. Openbare Basisschool de Regenboog is about 494 metres away, a couple of streets away. There are also CBS Prins Willem-Alexander and Rooms Katholieke Basisschool De Dagobert within about 1.3 km. For secondary education, the nearest school is about 2.1 km away.
What public transport options are available?
The nearest bus stop is Tiel, Lokstraat, about 750 metres away, serving line 812. Tiel, Santwyckse Poort, also on line 812, is about 860 metres away. Tiel, Latenstein stop, with lines 45, 48 and 148, is about 909 metres away. Tiel train station is about 1.8 km from the home.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 835%, from €52,000 to €486,000. The reference date for the current value is 1 January 2025. This is a precomputed figure from the municipal valuation records, and it reflects the change in the official valuation, not the market price.
What do residents say about living in this area?
Residents of the district, which includes Latenstein, give an average score of 7.6 out of 10, based on eleven reviews. One resident describes the area as "cosy", while another, living in Sterrebos, praises the peace, greenery and amenities, saying children can play outside safely. A third review mentions issues like speeding drivers and nightlife nuisance. These reviews cover the wider district, not just Latenstein itself.
