Homes for sale in Tiel-Zuid, Tiel

House prices in Tiel-Zuid: well above the municipal average

Tiel-Zuid is a distinctly owner-occupied neighbourhood: as many as 83% of homes are owner-occupied, compared to just 17% rented. That ratio already says something about the character of the neighbourhood. The average WOZ value is €388,000, significantly higher than the municipal average of €316,000 for Tiel as a whole. Transaction prices over the past twelve months confirm this picture: of the 65 homes sold, the average purchase price was €578,431, with a range from €300,000 to €1,445,000. The average living area of 148 m² indicates a supply that mainly consists of larger family homes and detached houses, although there is also some diversity. For current asking prices and the current supply of owner-occupied homes in Tiel-Zuid, see the overview at the top of this page.

Living in Tiel-Zuid: green, quiet, and with a clear downside

In practice, Tiel-Zuid largely corresponds to the new-build neighbourhood Passewaaij, a planned residential area south of the Waal. Residents on Buurtje.nl give the neighbourhood a 6.5 out of 10. That is not a bad score, but not an enthusiastic one either. What stands out in the reviews: greenery scores a 9.0 and education a 9.0, while accessibility (4.0) and amenities (4.5) clearly lag behind. That contrast actually says everything about Passewaaij. Resident Alice aptly describes it as a "beautiful neighbourhood with potential": lots of diversity in homes with greenery and water, a good cycling network, but too few shops and restaurants, and only one access road for car traffic. Parking is also a pain point. Another resident who grew up there notes that there are no pubs in the entire neighbourhood, and that you have to cycle far for certain amenities. Read all experiences on the neighbourhood page of Tiel-Zuid, where the full scores per category are also listed.

Concretely, living in Tiel-Zuid means you live in a quiet environment with lots of water, parks and playgrounds. The neighbourhood has its own primary school cluster and the accessibility of education is rated as excellent by residents. For daily groceries, there is a shopping centre in the neighbourhood, but for a full range of shops or a night out you have to go to the centre of Tiel. The neighbourhood has its own station, Tiel-Passewaaij station, which improves the connection with the rest of the region. Yet accessibility by car remains a weak point: there is only one main access road, which can cause delays during rush hour. The connection to the A15 is a few kilometres away. Within Tiel-Zuid, there are several sub-neighbourhoods each with their own character, such as Passewaaij-Noord-Oost, Passewaaij-Zuid-West and Zennewijnen en omgeving. The municipality provides more information about amenities and developments in the neighbourhood via tiel.nl.

The population composition shows that Tiel-Zuid is a family neighbourhood in the broad sense. The largest age group is 45 to 65 years, but families with children are also well represented: 1,790 households with children. The neighbourhood is multicultural in composition, something resident Alice mentions as positive. The average labour participation rate is 71% and the average income is €39,700, clearly above the municipal average of €34,500. This partly explains the higher house prices.

For whom is buying in Tiel-Zuid a good choice?

Tiel-Zuid mainly appeals to families and movers who appreciate peace, space and greenery and are willing to pay for it. An owner-occupied home here costs an average of over €578,000, so first-time buyers with a limited budget often miss out. Also take into account additional costs such as transfer tax (2% for homes above the starter exemption) and notary fees. Those who want to compare more can also look at Tiel kern or Tiel-Noord for a different price segment. If buying is not feasible now, the rental homes in Tiel-Zuid offer an alternative to get to know the neighbourhood from the inside first.

Find your owner-occupied home in Tiel-Zuid via neighbourhood scores and resident data

On Buurtje.nl, you combine the current housing supply with real resident reviews and neighbourhood statistics, so you not only buy a house but also know what you get as a neighbourhood. Compare Tiel-Zuid also with other neighbourhoods such as Wadenoijen en Kapel Avezaath or view the full overview of owner-occupied homes in Tiel to make an informed choice.