Flipje's Erf 22A
Het Ooij, Tiel
AreaA modern home in the heart of Tiel
Flipje's Erf 22A is a detached house in Het Ooij, a neighbourhood in Tiel. Built in 2018, this home stands out in an area where most homes date from before 1945. The asking price of €1,100,000 is on the high side, which is a precomputed verdict based on the neighbourhood average asking price. For context, the price is 139% above the average asking price of €459,800 in the neighbourhood. This is one of the [detached houses in Tiel] currently on the market.
The home itself
This detached house has 4 rooms, including 3 bedrooms and 1 bathroom, spread over 2 floors. The volume is 804 m³. According to the BAG registration, the living area is 257 m², while the agent lists 203 m². The plot is 812 m² according to the BAG registration, while the agent lists 980 m². The home has a garden around it and is fully insulated, with a central heating boiler. It is offered in full ownership. The energy label is A++, which is an efficient label. The home is set in the centre and in a residential area.
Life in Het Ooij
Residents of the district give their living environment an average score of 7.6, based on eleven reviews. One resident says: "Living in Sterrebos means coming home to peace and greenery every day, while all amenities are nearby." Another resident describes the area as "Cosy." A third resident, however, mentions issues with speeding drivers and nuisance from nightlife crowds. The neighbourhood has 3,090 inhabitants, with 41% of households having children. This is a mixed picture, so it is worth reading the reviews yourself. The [Het Ooij neighbourhood] has 5 homes for sale, with an average asking price of €459,800.
Amenities and transport
For daily groceries, Jumbo and Lidl are just around the corner, with PLUS a couple of streets away. Primary schools De Achtbaan and Openbare Basisschool de Regenboog are also just around the corner. The nearest GP is Huisartsenpraktijk Drumpt, a ten-minute walk away, and the BENU Apotheek Danser is a couple of streets away. Bus stop Tiel, Lokstraat is on your doorstep, served by line 812. The train station Tiel is a ten-minute walk away. This is all within [the municipality of Tiel].
WOZ and address data
The WOZ value is €1,070,000, based on the reference date 1 January 2025. The asking price is 3% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 98%, from €541,000 to €1,070,000. As for address risks, these are area-level indications, not an inspection of this specific home. The noise level from road traffic is 52 dB Lden, which is above the noise standard, while railway noise is 35 dB Lden, below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding at heavy rain is medium, and the current flood risk is elevated, dropping to medium by 2050. Heat stress is currently low, rising to medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Woonkoppel Makelaardij and Woonkoppel Makelaardij on Funda. The listing has been active since 19 September 2026.
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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 Flipje's Erf 22A, Tiel
What does the asking price of €1,100,000 mean for this home?
The asking price is on the high side, which is a precomputed verdict based on the neighbourhood average. The price is 139% above the average asking price of €459,800 in Het Ooij. Per square metre, the price is €5,419, based on the agent's listed living area of 203 m². This is 31% above the neighbourhood average per square metre of €4,126. The price verdict is a comparison, not a judgement on the home itself.
How many bedrooms and bathrooms does this home have?
According to the agent, this detached house has 4 rooms in total, including 3 bedrooms and 1 bathroom, spread over 2 floors. The volume is 804 m³. The home has a garden around it. The living area is listed as 257 m² according to the BAG registration, while the agent lists 203 m². The plot is 812 m² according to the BAG registration, while the agent lists 980 m².
What is the WOZ value of this home?
The WOZ value is €1,070,000, based on the reference date 1 January 2025. This is the municipal valuation, not the current market value. The asking price is 3% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 98%, from €541,000 to €1,070,000. This development is a historical fact, not a prediction of future value.
What are the noise levels around this address?
The noise level from road traffic is 52 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 35 dB Lden, which is below the noise standard, based on 2023 data. These are area-level indications from public risk data, not measurements taken at this specific home. The data comes from the Atlas Leefomgeving and reflects the wider area around the address.
Which supermarkets are closest to this home?
Jumbo and Lidl are both just around the corner, at 379 metres. PLUS is a couple of streets away at 975 metres. Albert Heijn is a ten-minute walk away at 1,069 metres. There are 11 supermarkets within 5 kilometres. These distances are measured from the address and give an idea of the daily shopping routine.
What is the foundation risk for this property?
The foundation risk indication is low, according to area-level data. The soil is clay, which is sensitive to settling. In this neighbourhood, 1% of properties have an elevated risk of pile rot, according to the Klimaateffectatlas. These are indications at area level, not an inspection of this specific home. The data comes from public sources such as the Klimaateffectatlas.
How do residents rate living in this district?
Residents of the district give their living environment an average score of 7.6, based on eleven reviews. One resident says: "Living in Sterrebos means coming home to peace and greenery every day, while all amenities are nearby." Another resident describes the area as "Cosy." A third resident mentions issues with speeding drivers and nuisance from nightlife. These reviews describe the district, not specifically the Het Ooij neighbourhood.
What public transport options are available nearby?
Bus stop Tiel, Lokstraat is on your doorstep at 195 metres, served by line 812. Bus stop Tiel, Santwyckse Poort is at 569 metres, also served by line 812. Bus stop Tiel, De Hennepe is at 646 metres, served by lines 45, 48 and 148. The train station Tiel is at 1,317 metres, about a ten-minute walk. These are the nearest stops and station, without travel times or destinations.
What is the energy label of this home?
The energy label is A++, which is an efficient label. According to the agent, the home is fully insulated and has a central heating boiler. The energy label is a fact about the home, and the insulation is a separate fact from the agent's description. The label does not say anything about the structural condition of the home beyond what is stated.
How does this home compare to others in the neighbourhood?
The living area of 203 m², according to the agent, is 81% larger than the neighbourhood average of 112 m². The home was built in 2018, while 80% of the housing stock in the neighbourhood dates from before 1945. The energy label A++ stands out, as 0% of the homes for sale in the neighbourhood have label A+. These are factual comparisons, not a judgement on the home.
