Badhuisplein 40
Sterrebos, Tiel
NeighbourhoodA semi-detached house in Sterrebos, Tiel
This semi-detached house from 1920 sits in Sterrebos, a neighbourhood in Tiel where the streets are lined with mature trees and the Waaldijk is a short stroll away. With an asking price of €275,000, the home is priced 35% below the average asking price of €423,577 for homes in the neighbourhood, which makes it a sharp entry point into the local market. For context, semi-detached houses in Tiel are listed at various price points, and this one stands out for its affordability.
Inside the home
According to the agent, the home has three rooms, two bedrooms, and two floors, with a volume of 220 m³. The living area is listed at 63 m² by the agent, while the BAG registration records 70 m². The plot size also differs: the BAG registration gives 569 m², while the agent lists 160 m². The energy label is E, which means you can expect moderate energy costs. The home was built in 1920, a fact that speaks to its age but says nothing about its condition.
The Sterrebos neighbourhood
Residents of the district of Tiel kern give their living environment an average score of 7.6, based on eleven reviews. One resident says: "Living in Sterrebos means coming home to peace and greenery every day, while all amenities are nearby." Another resident, however, describes a less rosy picture: "To be honest, there are a lot of things that need improvement in our neighbourhood." These contrasting views reflect the diversity of experiences in the area. The neighbourhood itself has 1,475 inhabitants, and about 65% of the homes are owner-occupied. For more details, you can explore the Sterrebos 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, Montessori Tiel and Floriant are both within a five-minute walk, while Lingecollege for secondary education is just around the corner. The GP practice Huisartsenpraktijk Sündermann is a ten-minute walk, and the BENU Apotheek Danser is a couple of streets away. For public transport, the bus stop Tiel, Lingecollege is on your doorstep, with lines 44, 45, 248, and 648. The train station Tiel is a ten-minute walk. All of this is part of the municipality of Tiel.
WOZ value and address data
The WOZ value of the home is €294,000, as of the reference date 1 January 2025. The asking price is 6% below this WOZ value. Over the past five years, the WOZ value has developed according to municipal data. As for address risks, these are area-level indications, not an inspection of this specific home. The noise level from road traffic is 45 dB Lden, which is not above the noise standard. The foundation risk indication is elevated, partly because the home was built in 1920 on clay soil, and the groundwater level is expected to drop towards 2050. The current flood risk is elevated, but the risk for 2050 is low. Pluvial flooding at heavy rain is low, and heat stress is currently low but medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Openbare Makelaardij and Openbare Makelaardij.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 Badhuisplein 40, Tiel
How does the asking price compare to the WOZ value?
The asking price of €275,000 is 6% below the WOZ value of €294,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. This means the asking price is lower than the official valuation, but that does not automatically make it a bargain; it is simply a fact about the pricing.
What is the layout of the home?
According to the agent, the home has three rooms, two bedrooms, and two floors, with a volume of 220 m³. The living area is listed at 63 m² by the agent, while the BAG registration records 70 m². The plot size also differs: the BAG registration gives 569 m², while the agent lists 160 m². The energy label is E.
What is the WOZ value and how has it developed?
The WOZ value is €294,000, as of the reference date 1 January 2025. The asking price is 6% below this value. The historical development of the WOZ value over the past five years is not specified in the available data, so no information is provided about that.
What are the foundation risks for this home?
The foundation risk indication for this address is elevated, according to area-level data. This is partly because the home was built in 1920 on clay soil, and the groundwater level is expected to drop towards 2050, which can increase risks for wooden foundations. These are indications at the area level, not an inspection of this specific home.
What amenities are nearby?
The Albert Heijn is just around the corner, and the Jumbo and Aldi are a couple of streets away. For primary education, Montessori Tiel and Floriant are within a five-minute walk, while Lingecollege for secondary education is just around the corner. The GP practice Huisartsenpraktijk Sündermann is a ten-minute walk, and the BENU Apotheek Danser is a couple of streets away.
What is the neighbourhood like?
Residents of the district of Tiel kern give their living environment an average score of 7.6, based on eleven reviews. One resident says: "Living in Sterrebos means coming home to peace and greenery every day, while all amenities are nearby." Another resident, however, describes a less rosy picture: "To be honest, there are a lot of things that need improvement in our neighbourhood." These contrasting views reflect the diversity of experiences in the area.
How is the public transport connection?
The bus stop Tiel, Lingecollege is on your doorstep, with lines 44, 45, 248, and 648. The train station Tiel is a ten-minute walk. These connections provide options for getting around, but specific destinations or travel times are not stated.
What is the energy label and what does it mean?
The energy label is E. This label indicates that the home is not among the most efficient, so you can expect higher energy costs compared to homes with better labels. The label does not say anything about the structural condition of the home.
Experiences from Sterrebos
How residents experience their neighbourhood
Living 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 AII've lived here for 5 years now …everyone knows each other. Reliable neighbourhood, lots of children…close-knit community.
Auto-translated to English by AIStatistics for Sterrebos
Figures on residents, liveability and the housing market
| Sale price | €417,500 | €385,000 |
|---|---|---|
| Sale per m² | €4,248 | – |
| Rent price | €1,372 p/m | €1,372 p/m |
| Rent per m² | €18 p/m | – |
Experiences from Tiel kern
How residents experience their district
To 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 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 AII get along well with all my neighbours and I also like that there are several schools in the area
Auto-translated to English by AIMostly cosy, because I have a cosy street.
Auto-translated to English by AISafe neighbourhood, lovely people, very hospitable and above all very cosy. They were always there for us. To help us. Everything is quickly accessible and a nice path has been laid with planters in between to reduce speed. The baker, butcher, chip shops, supermarkets and the shopping centre are nearby.
Auto-translated to English by AINice neighbourhood. Everyone keeps to themselves after new residents move in. Very often dirty things on the driveway and in the gutters. After a complaint to Avri, it was only resolved after 2 weeks.
Auto-translated to English by AIFine neighbourhood with all amenities within 5 minutes, also always cosy with pubs and terraces within walking distance. The only downside is actually the nuisance from vagrants and junkies around the coffee shops
Auto-translated to English by AIStatistics for Tiel kern
Figures on residents, liveability and the housing market
| Sale price | €469,941 | €408,809 |
|---|---|---|
| Sale per m² | €4,056 | – |
| Rent price | €1,173 p/m | €1,173 p/m |
| Rent per m² | €20 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
Badhuisplein 40, Tiel
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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