A semi-detached house on a quiet road
This semi-detached house on Adamsweg 28 sits on a quiet road in a residential area of Sterrebos, a neighbourhood in Tiel. Built in 1900, the home has an energy label E, which is the least efficient label, so expect higher energy costs. The asking price is €325,000. For context, the average asking price in the neighbourhood is €420,690, and the average asking price per m² is €4,156, while this home is listed at €5,804 per m² based on the agent's listing. If you're looking at semi-detached houses in Tiel, this one stands out for its price position.
The home itself
According to the agent, the home has 4 rooms, including 3 bedrooms, spread over 2 floors, with a volume of 215 m³. The living area is 56 m², as stated in both the BAG registration and the agent's listing. There is a back garden of 32 m², accessible via the back, facing west. The property is freehold, so you own the land outright. The agent notes that the home has partial double glazing and a central heating boiler. The living area is 45% smaller than the neighbourhood average of 102 m², which is worth noting if space is a priority.
Sterrebos: a mixed picture
Residents of the district of Tiel kern give their area an average score of 7.6, based on eleven reviews. One resident describes Sterrebos as a place where you come home to peace and greenery, with trees, walking paths, and playgrounds, and where children can play outside safely. Another resident, however, paints a different picture, mentioning speeding drivers, nuisance from nightlife, and rubbish dumped on the street, and says the area is by no means safe to live in with small children. A third resident simply calls it cosy. The reviews are mixed, so it's a neighbourhood with both strengths and challenges. The neighbourhood has around 1,500 residents, and 64% of the homes are owner-occupied. For more on the area, see the Sterrebos neighbourhood.
Amenities and transport
Daily errands are easy from here. The Albert Heijn is just around the corner, and the Jumbo and Lidl are a ten-minute walk away. For primary education, Montessori Tiel is a couple of streets away, and Floriant is a five-minute walk. The nearest GP is Huisartsenpraktijk Sündermann, a ten-minute walk, and the BENU Apotheek Danser is just around the corner. The hospital, Ziekenhuis Rivierenland, is a bit further out. For public transport, the bus stop Tiel, Lingecollege is just around the corner, with lines 44, 45, 248, and 648, and the train station Tiel is a ten-minute walk. This is all within the municipality of Tiel. The address-level risk data from public sources (Atlas Leefomgeving, KCAF, Klimaateffectatlas) gives indications for the area, not an inspection of this specific home. Road traffic noise is measured at 49 dB Lden, which is above the noise standard, while railway and industrial noise are below their standards. The foundation risk indication is elevated, partly because the home was built in 1900 on clay soil, which may mean wooden piles or a shallow foundation, and the groundwater level is expected to drop towards 2050. For climate risks, pluvial flooding at heavy rain is medium, current flood risk is elevated, and heat stress is low now but medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Rick Zeedijk Makelaardij and listings on Funda and the agent's own website.
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Frequently asked questions
About Adamsweg 28, Tiel
How does the asking price compare to other homes in Sterrebos?
The asking price is €325,000. The average asking price in the neighbourhood is €420,690, and the average asking price per m² is €4,156. This home is listed at €5,804 per m², based on the agent's listing. The living area is 56 m², which is 45% smaller than the neighbourhood average of 102 m².
What is the layout of this semi-detached house?
According to the agent, the home has 4 rooms, including 3 bedrooms, spread over 2 floors. The living area is 56 m², and the volume is 215 m³. There is a back garden of 32 m², accessible via the back, facing west. The property is freehold, so you own the land outright.
What is the energy label and what does it mean for costs?
The energy label is E, which is the least efficient label. This means you can expect higher energy costs compared to more efficient homes. The agent notes that the home has partial double glazing and a central heating boiler. No specific energy cost figures are stated in the listing.
What is the foundation risk for this home?
The foundation risk indication for this address is elevated, based on area-level data from KCAF. The home was built in 1900 on clay soil, which may mean wooden piles or a shallow foundation. The groundwater level is expected to drop towards 2050, which can increase the risk for wooden foundations. This is an indication for the area, not an inspection of this specific home.
What are the noise levels around Adamsweg 28?
Road traffic noise is measured at 49 dB Lden, which is above the noise standard. Railway noise is 30 dB Lden, and industrial noise is 45 dB Lden, both below their respective standards. These are area-level indications from public data, not measurements taken at the property itself.
What supermarkets are nearby?
The Albert Heijn is just around the corner at about 472 metres. The Jumbo and Lidl are both about 941 metres away, which is a ten-minute walk. There are also other supermarkets within a short distance, including another Jumbo and an Aldi at about 954 metres.
What schools are close to this home?
The nearest school is Sonnewijser route Arbeid Tiel, a special secondary school, just 89 metres away. Lingecollege vwo en havo is 315 metres away, and De Hertog, a special education school, is 472 metres away. For primary education, Montessori Tiel is 548 metres and Floriant is 593 metres away.
How is the public transport connection from this home?
The nearest bus stop is Tiel, Lingecollege, about 264 metres away, with lines 44, 45, 248, and 648. Another stop, Tiel, Westluidense Poort, is 290 metres away with line 812. The train station Tiel is about 831 metres away, which is a ten-minute walk.
What do residents say about living in Sterrebos?
Residents of the district of Tiel kern give their area an average score of 7.6, based on eleven reviews. One resident praises the peace, greenery, and playgrounds, and says children can play outside safely. Another resident mentions issues like speeding drivers, nightlife nuisance, and rubbish dumping, and says the area is not safe for small children. A third resident simply calls it cosy.
What is the WOZ value of this home?
As a result, no comparison with the asking price or information about the value development over the past five years is available.
