Homes for sale in Wadenoijenlaan en omgeving, Tiel
Discover the current supply of homes for sale on Wadenoijenlaan and the surrounding area, and compare prices, neighbourhood scores, and resident reviews directly on this page.
House prices and market figures for Wadenoijenlaan and surrounding area, Tiel
The owner-occupied market in Wadenoijenlaan and surrounding area is small and selective. Of the 1,180 homes in the neighbourhood, only 18% are owner-occupied, while 82% fall into the rental sector, the vast majority of which are owned by a housing association. Anyone wanting to buy a home here will need patience: supply is limited and fluctuates greatly. At the top of this page, see how many homes are currently available and what the current asking prices are.
The average WOZ value in the neighbourhood is around €219,000. This is noticeably lower than the average for the district Tiel kern (€266,000) and well below the municipal average of €316,000. However, actual selling prices over the past twelve months were significantly higher: based on five sold homes, the average purchase price was €403,000, with a range of €295,000 to €595,000. The average living area was 141 m², which works out at a price of around €2,858 per m². The homes that come up for sale here are generally larger single-family homes, which explains the higher transaction prices compared to the WOZ values. Buying apartments in Wadenoijenlaan and surrounding area is less common; the supply mainly consists of ground-floor homes.
Living in Wadenoijenlaan and surrounding area, Tiel
The neighbourhood Wadenoijenlaan and surrounding area is part of Tiel kern and has a distinct character: it is predominantly a social rental neighbourhood with a mixed population composition. The largest group of residents is between 25 and 45 years old, but those aged 65 and over are also well represented with 515 people. Single-person households are the most common household type, which partly explains the high rental burden. Only 32% of residents are married, and the labour participation rate of 56% and an average income of €24,800 are clearly below the municipal average of €34,500.
In terms of buildings, it mainly consists of post-war apartment blocks and terraced houses from the 1960s and 1970s. The streets around Wadenoijenlaan have a functional, austere streetscape. Green space scores relatively well in resident ratings (6 out of 10), which matches the presence of small parks and green strips between the housing blocks. Amenities also score a 6: for daily groceries, there are supermarkets nearby and Tiel city centre is within cycling distance. Schools in the area are present and also receive a 6 from residents, which can be a plus for young families.
Accessibility is a weak point: residents give it a 3 out of 10. Tiel station is some distance away and bus connections are not considered strong. By car, the A15 is accessible via the N830, which makes commuting to the Arnhem-Nijmegen region or towards Utrecht possible, but not directly on the doorstep. Those heavily reliant on public transport would do well to explore this thoroughly in advance.
The overall resident score stands at 5.0 out of 10, based on one review. Resident Kareltje writes critically: "The Ridderweide district is deteriorating. Where there once was a nice care home, there is now a big mess. A property causing a lot of nuisance. Lots of drugs and noise. The last quiet part of the district has also been ruined." Safety scores a 5 and cleanliness only a 3, which matches this picture. To be honest, it is a neighbourhood with social challenges, and that is something potential buyers need to take into account. Read all reviews and neighbourhood data on the page for Wadenoijenlaan and surrounding area.
Compared to sister neighbourhoods in Tiel kern such as the Burgemeesterswijk or the Hertogenwijk, Wadenoijenlaan and surrounding area has a less attractive profile for buyers looking for a quiet, well-maintained living environment. The Binnenstad offers more liveliness and better accessibility. Those seeking more space and peace outside the city centre could also look at Wadenoijen en Kapel Avezaath.
Who is a home for sale in Wadenoijenlaan and surrounding area interesting for?
Buying in Wadenoijenlaan and surrounding area is mainly interesting for buyers who consciously choose an affordable entry into a neighbourhood with growth potential, and who are not put off by the current social challenges. The low WOZ value (€219,000) compared to the municipality indicates that this has historically been a cheaper neighbourhood, but actual transaction prices are higher due to the limited supply of larger homes. Supply is scarce: five sales in twelve months says enough. Anyone wanting to buy a home here needs to be able to act quickly. As an alternative, there are also rental homes in Wadenoijenlaan and surrounding area available, although the housing association waiting list is usually long. For a broader picture of the Tiel owner-occupied market, it is also worth looking at homes for sale in Tiel as a whole.
What residents say about Wadenoijenlaan and surrounding area
The neighbourhood receives an overall score of 5.0 out of 10, based on one review. The highest subscores are for green space (6), housing (6), education (6) and amenities (6). The lowest scores are for accessibility (3) and cleanliness (3). Resident Kareltje sums it up as: "Together on the way", but his review is critical: he describes deterioration, nuisance and a feeling that the neighbourhood is going downhill. That is one voice, but it is a voice that must be taken seriously when making a purchase decision. View all reviews and the full neighbourhood data on the overview page of Wadenoijenlaan and surrounding area.
Compare homes for sale in and around Wadenoijenlaan and surrounding area
Buurtje.nl brings together homes for sale from more than 1,500 sources and links this to neighbourhood scores and resident reviews, so you compare not just a home but also the neighbourhood. That makes the difference in a choice like this, where the neighbourhood context weighs heavily. Also view the broader supply via homes for sale in Tiel kern, explore adjacent districts such as Tiel-Noord or Tiel-Zuid, or orient yourself via the municipal page at tiel.nl for local information on living and amenities.
Frequently asked questions
What is the cost of a home in Wadenoijenlaan and surrounding area?
The average purchase price in Wadenoijenlaan and surrounding area over the past twelve months was €403,000, based on five sales. The range was from €295,000 to €595,000. With an average living area of 141 m², the price per square metre comes to approximately €2,858. Supply is scarce, so anyone looking to buy a home needs to be alert to new listings.
What is the WOZ value in Wadenoijenlaan and surrounding area?
The average WOZ value in Wadenoijenlaan and surrounding area is €219,000. This is clearly below the district average of Tiel centre (€266,000) and significantly below the municipal average of €316,000. This reflects the predominantly social character of the neighbourhood, but actual transaction prices of owner-occupied homes are considerably higher due to the limited and more spacious supply.
What is it like to live in Wadenoijenlaan and surrounding area?
Living in Wadenoijenlaan and surrounding area means life in a mixed, predominantly social rental neighbourhood with post-war buildings. The neighbourhood has green spaces and basic amenities nearby, but scores low on accessibility and cleanliness. Residents give the neighbourhood an overall score of 5.0 out of 10, and there are signs of social nuisance and deterioration in parts of the area.
Is Wadenoijenlaan and surrounding area suitable for starters or families?
The neighbourhood has relatively many young residents between 25 and 45 years old and has schools nearby (resident score for education: 6). For starters looking for an affordable first home, the neighbourhood may be interesting due to the lower WOZ value, but the supply of owner-occupied homes is very limited. Families who prioritise peace and safety may be better suited to another neighbourhood in Tiel.
How is the accessibility of Wadenoijenlaan and surrounding area?
Accessibility is a weak point of the neighbourhood: residents give it a 3 out of 10. Tiel station is some distance away and bus connections are considered inadequate. By car, the A15 is accessible via the N830, making commuting to Arnhem, Nijmegen or Utrecht possible. The city centre of Tiel is easily reachable by bicycle.
What type of homes are for sale in Wadenoijenlaan and surrounding area?
The supply of owner-occupied homes in Wadenoijenlaan and surrounding area mainly consists of ground-floor single-family homes, mostly from the 1960s and 1970s. The share of owner-occupied homes is small at 18%; the rest of the stock is social housing. Buying an apartment in Wadenoijenlaan and surrounding area is less common. The homes that come up for sale have an average area of 141 m².
Is it safe in Wadenoijenlaan and surrounding area?
Residents rate safety in Wadenoijenlaan and surrounding area as 5 out of 10. One resident describes nuisance from drugs and noise near a former care home. Cleanliness scores only 3 out of 10, indicating poorly maintained public spaces in parts of the neighbourhood. Potential buyers would be wise to visit the neighbourhood at different times of the day to form their own impression.
The Ridderweide neighbourhood is deteriorating. Where there once was a nice nursing home, there is now a big mess. A property causing a lot of nuisance. Lots of drugs and noise. The last quiet part of the neighbourhood has also been ruined. Furthermore, the population is skewed. Too many people with a migration background, causing the cohesion of the neighbourhood to disappear. There are too many people who flout the rules and want to continue with their own lifestyle. Lots of rubbish. Lots of noise, car horns. Fatbikes are flying around your ears. Fortunately, they are going to tackle the public space, although it has been postponed. Hopefully there will then be some awareness that we have to take care of it together. And no plastic on the poles all week. No flower beds full of weeds. We'll see. But whether it will get better? First see, then believe. Unfortunately, I will have to keep living here. Finances are not sufficient for something better, as for many in this poor neighbourhood. Public transport is bad and you cannot rely on it. 2 buses come through the neighbourhood within 5 minutes. After that, you're stuck.
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