Homes for sale in Tienmorgen, Hardinxveld-Giessendam
Check the current supply of homes for sale in Tienmorgen and discover through neighbourhood data and resident reviews whether this quiet residential area suits you.
House prices and market figures for Tienmorgen, Hardinxveld-Giessendam
Tienmorgen is a pronounced owner-occupied neighbourhood: 92% of the 259 homes are privately owned, only 8% are rental properties. Those looking for a home to buy in Tienmorgen can expect an average price level that is clearly above the district and municipal average. The average WOZ value is €426,000, while in the wider district Boven Hardinxveld it is €322,000 and across the municipality it is €335,000. Tienmorgen is thus one of the more expensive parts of Hardinxveld-Giessendam.
Over the past twelve months, four homes were sold with an average purchase price of €532,500. The range ran from €415,000 to €650,000, with an average living area of 134 m². That works out at a price of approximately €3,975 per square metre. The supply mainly consists of larger single-family homes, which explains the higher averages. Apartments are hardly present in this part of the neighbourhood. For the current supply, the average asking price and the average time to sell in days, see the overview at the top of this page.
Living in Tienmorgen, Hardinxveld-Giessendam
Tienmorgen is a quiet, green residential neighbourhood in the higher part of Hardinxveld-Giessendam, also known as Boven Hardinxveld. The neighbourhood has a distinctly residential character: wide streets, plenty of greenery in the gardens and an atmosphere that feels more like a village than a commuter town. The housing stock largely consists of detached homes and semi-detached homes, mostly built in the 1980s and 1990s. That immediately explains why the average sale price here is higher than in surrounding neighbourhoods such as BH west or BH oost, where there are more terraced houses from the 1970s.
In terms of amenities, Tienmorgen itself is limited: there is no supermarket or shopping centre in the neighbourhood itself. For daily shopping, you drive to the centre of Hardinxveld-Giessendam, where you will find an Albert Heijn and local specialist shops, among others. Primary schools in the immediate vicinity serve the neighbourhood well, which fits the profile: the largest household group consists of families with children (135 households), and more than half of the residents are married. Sports clubs, including football clubs and tennis clubs active in the municipality, are within cycling distance.
Accessibility by car is good: via the N214 and the connection to the A15, you are quickly towards Rotterdam or Gorinchem. There is no train station in Hardinxveld-Giessendam itself; the nearest station is Sliedrecht or Gorinchem, both about ten to fifteen minutes' drive away. Bus connections run via the Rivierdijk towards Gorinchem and Dordrecht, but the frequency is limited. Those who commute daily by public transport should take that into account. By bike, the centre of Hardinxveld-Giessendam can be reached in a few minutes.
Residents appreciate Tienmorgen mainly for its peace, space and green surroundings. On the neighbourhood page of Tienmorgen you can read all reviews and neighbourhood scores. One resident writes: "It is pleasantly quiet here, the neighbours know each other and the children play safely on the street. Only for shopping you always have to take the car." The latter is a recurring point of criticism: the neighbourhood is pleasant to live in, but not self-sufficient. Those looking for similar peace but more greenery and space can also look at the adjacent Tienmorgen Buitengebied, which has an even more rural character.
Who is a home to buy in Tienmorgen interesting for?
Tienmorgen mainly attracts movers and families who are looking for space and are willing to pay a higher price for it. With an average sale price of €532,500, this is not a starter neighbourhood. Starters who still want to buy in the municipality would be better off looking at Neder Hardinxveld or De Peulen, where the price level is lower. The supply in Tienmorgen is limited: only four homes were sold in the past year. Those who want to buy here need patience and must be able to act quickly. As a buy-to-rent alternative or bridging option: also check the rental properties in Tienmorgen.
What residents say about Tienmorgen
Residents rate Tienmorgen positively on safety, peace and greenery. They are less enthusiastic about the level of amenities and the dependence on the car. One resident sums it up: "Nice neighbourhood to grow up and grow old in, but without a car you won't manage here." View all ratings, partial scores per category and the most recent resident reviews on the information page of Tienmorgen. The scores give a good picture of what you can expect as a buyer in terms of liveability, safety and atmosphere.
Comparing homes for sale in and around Tienmorgen
Buurtje.nl bundles the housing supply from more than 1,500 sources on one page, supplemented with neighbourhood scores, resident reviews and district data that you won't find anywhere else. This way you can not only compare homes, but also neighbourhoods. In addition to this supply, also view the homes for sale in Boven Hardinxveld as a whole, or broaden your search to all homes for sale in Hardinxveld-Giessendam. If you want to know what else the municipality has to offer in terms of living and life, you can find that on the website of the municipality of Hardinxveld-Giessendam. Other neighbourhoods in the district to compare are Rivierdijk west and Giessendam.
Frequently asked questions
What does a home in Tienmorgen cost?
The average purchase price in Tienmorgen over the past year was €532,500, with a range of €415,000 to €650,000. The average living area was 134 m², which works out to approximately €3,975 per square metre. This is significantly higher than the municipal average, making the neighbourhood one of the more expensive parts of Hardinxveld-Giessendam.
What is the WOZ value in Tienmorgen?
The average WOZ value in Tienmorgen is €426,000. For comparison, in the wider district of Boven Hardinxveld it is €322,000 and municipality-wide it is €335,000. Tienmorgen thus scores more than 27% above the municipal average, which supports the higher sale prices in the neighbourhood.
What is living in Tienmorgen like?
Tienmorgen is a quiet, green residential neighbourhood with a village character. The housing mainly consists of detached houses and semi-detached houses from the 1980s and 1990s. Residents appreciate the peace and safety, but indicate that you need a car for almost everything. Amenities such as supermarkets and schools are available in the wider centre of Hardinxveld-Giessendam, but not within walking distance.
Is Tienmorgen suitable for families with children?
Yes, Tienmorgen is pre-eminently a family neighbourhood. The largest household group consists of families with children (135 households) and 53% of residents are married. The neighbourhood is quiet and safe, with plenty of space around the homes. Primary schools in the area are easily accessible. The higher price level makes the neighbourhood less accessible for starters; movers with a larger budget are a better fit.
How accessible is Tienmorgen?
By car, Tienmorgen is easily accessible via the N214 with a quick connection to the A15 towards Rotterdam and Gorinchem. There is no own train station; the nearest stations are Sliedrecht or Gorinchem, about ten to fifteen minutes away by car. Bus services run via the Rivierdijk but have a limited frequency. For daily commuting by public transport, a car is almost indispensable.
What types of homes are for sale in Tienmorgen?
The supply in Tienmorgen mainly consists of larger single-family homes: detached houses and semi-detached houses, mostly built in the 1980s and 1990s. Buying an apartment in Tienmorgen is hardly possible; that type of housing is virtually absent. With 92% owner-occupied homes in the total stock, this is a homogeneous owner-occupied neighbourhood with few rental properties.
Is there much supply for sale in Tienmorgen and do I need to overbid?
Supply in Tienmorgen is scarce: only four homes were sold in the past year. Anyone wanting to buy a home here must be patient and able to act quickly as soon as something becomes available. Given the low sales volumes and the higher price bracket, overbidding in a sought-after market is realistic. It is wise to have your financing in place in advance and to engage a buying agent who knows the local market.
