A farmhouse with character on a quiet road
Langstraat 9 is a detached farmhouse from 1900, set on a quiet road in Tuil, a village in the municipality of West Betuwe. With 279 m² of living space according to the BAG registration (the agent lists 278 m²) and a plot of 1,250 m², this home offers generous proportions. The asking price is €975,000. For context, the living area is 60% larger than the neighbourhood average of 174 m², and the average asking price in the neighbourhood is €798,333. If you are considering a similar property, you might also look at detached houses in West Betuwe.
Inside the home
The agent describes this as a farmhouse with six rooms, including four bedrooms and one bathroom, spread over two floors. The total volume is 1,009 m³. The garden surrounds the house on three sides, with a rear, front and side garden totalling 700 m², oriented to the west. The property is in full ownership. According to the agent, the insulation consists of roof insulation and largely double glazing, and the heating is provided by a central heating boiler with partial underfloor heating.
Life in Tuil
Tuil is a small village with around 550 residents, where the average household size is 2.5 people. Residents of the municipality of West Betuwe give their living environment an average score of 7.76, based on 16 reviews. One resident says: "Wonderful living in peace and safety within short distance of motorways." Another notes: "Quiet and cosy" and mentions that the station is nearby and there are two buses every half hour. A third resident, however, mentions loitering youths and vandalism during New Year's Eve, and a lack of facilities. These reviews reflect the wider municipality, not just this neighbourhood. For more about the area, see the Tuil neighbourhood.
Amenities and transport
For daily errands, the Albert Heijn and Lidl are both just around the corner, about 1.2 km away, and a SPAR express is a couple of streets further. The nearest primary school, Christelijke Basisschool Klingelenburg, is a five-minute walk. The GP practice, Huisartsenpraktijk R. van de Meent, and the Stadsapotheek Zaltbommel are both about 1.2 km away. The nearest bus stop, Tuil, Tuil, is on your doorstep, served by lines 47 and 647. The train station Zaltbommel is about 2.4 km away. For a broader view of the surroundings, you can read about the municipality of West Betuwe.
WOZ value and address data
The WOZ value for 2025 is €885,000, with a reference date of 1 January 2025. The asking price is 10% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 59%, from €558,000 to €885,000. As for address-level risks, the noise from road traffic is 51 dB Lden, which is above the noise standard, while railway noise is 43 dB Lden, below the standard. The foundation risk indication is medium, based on the home being built in 1900 on clay soil, possibly with wooden piles or a shallow foundation, and the area being a KCAF attention area. The current flood risk is elevated, and by 2050 it is medium. 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 via multiple channels, including LANA makelaars & taxateurs and LANA makelaars & taxateurs 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 Langstraat 9, Tuil
How does the asking price compare to the WOZ value?
The asking price of €975,000 is 10% above the WOZ value of €885,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. No further judgement is given here; the figures speak for themselves.
What is the layout of this farmhouse?
According to the agent, the home has six rooms, including four bedrooms and one bathroom, spread over two floors. The total volume is 1,009 m³. The living area is 279 m² according to the BAG registration, while the agent lists 278 m². The plot is 1,250 m², with a garden on three sides totalling 700 m², oriented to the west.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs. The agent mentions that the home has roof insulation and largely double glazing, and heating is provided by a central heating boiler with partial underfloor heating. These features may help with energy efficiency, but the label itself does not guarantee a specific level of insulation.
What is the foundation risk for this home?
The foundation risk indication for this address is medium. This is based on the home being built in 1900 on clay soil, which may mean wooden piles or a shallow foundation. The area is also a KCAF attention area, with 43% of properties in the postcode area built before 1970. This is an area-level indication from public data, not an inspection of this specific home.
What are the nearest amenities and public transport options?
The nearest supermarket is Albert Heijn at 1.2 km, with Lidl just as close. The nearest primary school, Christelijke Basisschool Klingelenburg, is 451 m away. The GP practice and pharmacy are both about 1.2 km away in Zaltbommel. The bus stop Tuil, Tuil is 186 m away, served by lines 47 and 647. The train station Zaltbommel is 2.4 km away.
How do residents rate living in this area?
Residents of the municipality of West Betuwe give their living environment an average score of 7.76, based on 16 reviews. One resident praises the peace and safety, while another mentions the quiet and cosy atmosphere. A third resident notes issues with loitering youths and a lack of facilities. These reviews reflect the wider municipality, not just the Tuil neighbourhood.
What is the neighbourhood like in terms of housing and demographics?
Tuil has around 550 residents, with an average household size of 2.5. The housing stock consists of 215 homes, of which 75% are owner-occupied. The average asking price in the neighbourhood is €798,333, and the average living area is 174 m². This home is larger and priced higher than the neighbourhood average.
What is the flood risk for this property?
The current flood risk for this address is elevated, and by 2050 it is expected to be medium. This is an area-level indication from public data, not a specific assessment of this home. It is one of several risk factors to consider alongside the foundation and noise indications.
