Zennewijnenseweg 7
Passewaaij en omgeving, Tiel
NeighbourhoodA detached house on a generous plot
This detached house on Zennewijnenseweg 7 sits in the Passewaaij e.o. neighbourhood of Tiel, a quiet corner of the city where the streets are lined with family homes. The asking price of €625,000 is on the high side compared with the market, especially given the energy label E and the fact that the home dates from 1930. For context, [detached houses in Tiel] typically command a premium, but this price sits above the neighbourhood average.
The home itself
According to the agent, the house offers 140 m² of living space across two floors, with four rooms, three bedrooms and one bathroom. The BAG registration, however, records a living area of 109 m². Similarly, the plot is listed as 1225 m² by the agent, while the BAG registration states 1102 m². The home has a garden around the property, a detached brick garage, and is heated by a central heating boiler. The agent notes that the insulation is partial double glazing. The property is freehold.
Life in Passewaaij e.o.
Passewaaij e.o. is a small neighbourhood with just 155 residents, and it feels like a close-knit community. Residents of the municipality of Tiel give their living environment an average score of 7.47, based on 18 reviews. One resident says: "It's a cosy neighbourhood and very multicultural." Another notes: "It's never boring," though they also mention issues with speeding and noise. The neighbourhood has a mix of ages, with a quarter of residents over 65. For more on the area, see [the Passewaaij e.o. neighbourhood].
Amenities and transport
Daily errands are easy from here. The Albert Heijn is just around the corner, and the Jumbo and Aldi are a couple of streets away. For primary education, IKC Prins Maurits is a ten-minute walk, and De Bataaf is also nearby. The GP practice Huisartsenpraktijk Arends, Huls & Tanck is a ten-minute walk, and the BENU Apotheek Passewaay is just around the corner. For public transport, bus stop Tiel, Reuchlinlaan is a five-minute walk, with lines 48, 248 and 648. The nearest train station is Tiel Passewaaij, a ten-minute walk. The municipality of Tiel offers all this and more, as described on [the municipality of Tiel].
WOZ and address data
The WOZ value of the home is €555,000, as of 1 January 2025. The asking price is 13% above this value. Between 2020 and 2025, the WOZ value rose by 182%, from €197,000 to €555,000. As for address risks, the noise level from road traffic is 60 dB Lden, which is above the norm, while railway and industrial noise are below the norm. The foundation risk indication is medium, and the soil type is clay. These are area-level indications, not an inspection of this specific home. The flood risk is low, both now and in 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Van Beusichem 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 Zennewijnenseweg 7, Tiel
What is the asking price of this detached house in Tiel?
The asking price is €625,000. This is 13% above the WOZ value of €555,000 (reference date 1 January 2025). The price per square metre, based on the agent's listed living area of 140 m², is €4,464. Whether this is reasonable depends on your view of the market, but it is on the high side compared with the WOZ value.
How many bedrooms and bathrooms does the house have?
According to the agent, the house has three bedrooms and one bathroom, spread over two floors. The total living area is listed as 140 m², though the BAG registration records 109 m². There is also a detached brick garage and a garden around the property.
What is the WOZ value of this property?
The WOZ value is €555,000, as determined by the municipality on 1 January 2025. This is the official valuation for tax purposes, not the current market value. The asking price is 13% higher than this value. Over the past five years, the WOZ value has increased by 182%, from €197,000 in 2020.
What is the foundation risk for this home?
The foundation risk indication for this address is medium, according to public data. The home was built in 1930 on clay soil, which may mean wooden piles or a shallow foundation. The groundwater level is expected to drop towards 2050, which could increase the risk for wooden foundations. This is an area-level indication, not an inspection of this specific home.
What amenities are nearby?
The Albert Heijn is about 1.1 km away, and the Jumbo and Aldi are about 1.2 km. Primary schools IKC Prins Maurits and De Bataaf are within 1 km. The GP practice Huisartsenpraktijk Arends, Huls & Tanck is 1.6 km away, and the BENU Apotheek Passewaay is 1.2 km. The nearest bus stop, Tiel, Reuchlinlaan, is 639 m away, with lines 48, 248 and 648.
What is the neighbourhood like?
Passewaaij e.o. is a small neighbourhood with 155 residents. Residents of the municipality of Tiel give their living environment an average score of 7.47 out of 10, based on 18 reviews. One resident describes it as 'cosy and very multicultural', while another mentions issues with noise and safety. The neighbourhood has a mix of ages, with 26% of residents aged 65 or older.
What is the energy label of this house?
The energy label is E. This means the home is not among the most efficient, so you can expect relatively high energy costs. The agent notes that the insulation is partial double glazing, and the home is heated by a central heating boiler. The year of construction is 1930.
Is there a garden and garage?
Yes, according to the agent, the property has a garden around the house and a detached brick garage. The plot size is listed as 1225 m² by the agent, while the BAG registration states 1102 m². The garden is described as 'Tuin rondom onderhoud binnen', which means the garden is around the property and maintenance is inside.
How far is the nearest train station?
The nearest train station is Tiel Passewaaij, which is about 1.7 km away. This is roughly a 20-minute walk or a short bike ride. The nearest bus stop, Tiel, Reuchlinlaan, is 639 m away and offers bus lines 48, 248 and 648.
What is the asking price compared to the WOZ value?
The asking price of €625,000 is 13% above the WOZ value of €555,000 (reference date 1 January 2025). This means the seller is asking more than the municipal valuation. The WOZ value has risen significantly in recent years, from €197,000 in 2020 to €555,000 in 2025, an increase of 182%.
Statistics for Passewaaij en omgeving
Figures on residents, liveability and the housing market
Experiences from Tiel-Zuid
How residents experience their district
Grew up here, lots of playgrounds and other families. Often I have to cycle far to reach certain amenities, for example there are no cafés in all of Passewaaij. Education is easily accessible and Passewaaij also has its own station. Quite close to parks in the area and also has a lot of greenery itself. Passewaaij has only one access road, which causes a lot of traffic and many complicated detours, so it's often difficult to reach.
Auto-translated to English by AIPeople are mainly preoccupied with themselves. Multicultural: nice! Too few shops and restaurants. Lots of diversity in housing with greenery and water. Good cycling network. Only one access road for car traffic. Too few parking spaces.
Auto-translated to English by AIStatistics for Tiel-Zuid
Figures on residents, liveability and the housing market
| Sale price | €586,729 | €469,875 |
|---|---|---|
| Sale per m² | €3,904 | – |
| Rent price | €1,395 p/m | €1,395 p/m |
| Rent per m² | €14 p/m | – |
Experiences from Tiel
How residents experience their municipality
I haven't encountered any problems. Good.
Auto-translated to English by AII live in Tiel and my experience here is not very special, it's a decent neighbourhood, everyone knows each other and there's a lot of gossip. I haven't lived in Tiel long myself, but Tiel is a cosy small town, where everything is easily accessible and within walking distance, very multicultural but a quiet neighbourhood.
Auto-translated to English by AITo be honest, there are a lot of things that need improvement in our neighbourhood. Almost daily we deal with speeding drivers, drunk people, and people under the influence of other drugs. We live on a street with a coffee shop, but there's also a lot of dealing going on. We've been threatened several times, among others by people staying here on a visa. We have nuisance from nightlife crowds shouting in the middle of the night, and rubbish is regularly dumped on the street. In short, this area is by no means safe to live in with two small children. We also often have to report the aforementioned issues, but virtually nothing is done about them by the municipality.
Auto-translated to English by AIQuite a cosy neighbourhood, child-friendly, fairly quiet and many amenities
Auto-translated to English by AIGood neighbourhood. You can talk to anyone and the neighbours always listen, help is always there. Besides that, there is a shopping centre nearby and plenty of schools.
Auto-translated to English by AIQuite a cosy neighbourhood, crime rate is quite high, child-friendly neighbourhood, easily accessible, shops and schools within walking distance.
Auto-translated to English by AILiving in Sterrebos means coming home to peace and greenery every day, while all amenities are nearby. This neighbourhood has a pleasant, open atmosphere with many trees, walking paths, and playgrounds. Children can play outside safely, neighbours still greet each other, and within minutes you are in the centre of Tiel or on the main roads towards Utrecht, Arnhem, and Nijmegen. The houses in Sterrebos are spacious and light, often with large gardens and parking right outside the door. It is also lovely to walk towards the Waaldijk, or simply relax in your own garden with a view of the greenery around the neighbourhood. For families, starters, and seniors alike, this is a wonderful place to live quietly without compromising on accessibility and amenities.
Auto-translated to English by AICosy
Auto-translated to English by AIStatistics for Tiel
Figures on residents, liveability and the housing market
| Sale price | €513,266 | €433,739 |
|---|---|---|
| Sale per m² | €4,038 | – |
| Rent price | €1,258 p/m | €1,258 p/m |
| Rent per m² | €18 p/m | – |
Location and amenities
Zennewijnenseweg 7, Tiel
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Flooding
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