Binnenweg 26
Santwijck, Tiel
AreaA 1930s semi-detached house in Santwijck
This semi-detached house from 1930 sits on Binnenweg in Santwijck, a neighbourhood in Tiel. The asking price of €565,000 is on the high side, especially when you consider that the living area of 91 m² is 35% smaller than the neighbourhood average of 140 m². For context, the average asking price for homes currently on the market in the neighbourhood is €516,781, while the median is €377,500. If you are looking at [semi-detached houses in Tiel], this one stands out for its age and price tag.
What the listing tells us
The listing provides limited detail about the interior. What is clear is that the home was built in 1930 and carries an energy label G, the least efficient label, so expect high energy costs. The plot measures 170 m² according to the BAG registration. The agent does not specify the number of rooms, bedrooms, or bathrooms, nor does the listing mention any garden, balcony, or garage. The asking price per square metre of living area comes to €6,209, based on the BAG floor area.
Life in Santwijck
Santwijck is a mixed neighbourhood, and residents of the wider district give it an average score of 7.6 out of 11 reviews. One resident describes the area as "cosy," while another, living in Sterrebos, praises the peace and greenery: "Living in Sterrebos means coming home to peace and greenery every day, while all amenities are nearby." That same resident notes that children can play outside safely and that the centre of Tiel is minutes away. A third review, however, paints a less rosy picture, mentioning speeding drivers, noise from nightlife, and rubbish dumped on the street. The neighbourhood counts 1,480 inhabitants, and 65 crimes were recorded in the area. For a fuller picture of [the Santwijck neighbourhood], these contrasting experiences are worth weighing up.
Amenities and getting around
Daily errands are easy from here. Jumbo and Lidl are both just around the corner, with Albert Heijn a ten-minute walk away. For primary education, CBS Prins Willem-Alexander is a couple of streets away, and the nearest GP practice, Huisartsenpraktijk Drumpt, is about 1.3 km off. The pharmacy, BENU Apotheek Danser, is closer. Bus line 812 stops at Tiel, Santwyckse Poort, just around the corner, while the Veemarkt stop offers lines 42, 44, 45, 46, 48, 148, 248, 543, and 648. Tiel train station is a ten-minute walk away. All of this sits within [the municipality of Tiel].
WOZ value and address data
The WOZ value of the home is €313,000, with a reference date of 1 January 2025. The asking price sits 81% above that valuation. Between 2020 and 2025, the WOZ value rose by 89%, from €166,000 to €313,000. As for address-level risks, these are area-level indications rather than an inspection of this specific home. Road traffic noise is measured at 54 dB Lden, above the noise standard, while railway noise at 33 dB Lden stays below it. The foundation risk indication is elevated, given the 1930 construction on clay soil, and pluvial flooding at heavy rain is indicated as elevated. Current flood risk is also elevated, though the outlook for 2050 is low, and heat stress is currently low but medium by 2050.
Source
At the time of writing, the home is offered only via Dolron Rivierenland Makelaars.
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 Binnenweg 26, Tiel
How does the asking price compare to the WOZ value?
The WOZ value of the home is €313,000, with a reference date of 1 January 2025. The asking price of €565,000 is 81% above that valuation. This means the asking price is considerably higher than the municipal valuation, which is based on the property's value as of the reference date. The WOZ value is not the same as the current market value, but the gap is notable.
What is the energy label and what does it mean for costs?
The home has an energy label G, which is the least efficient label on the scale. This means you should expect high energy costs for heating and electricity. The label does not tell you anything about the specific condition of the home's insulation or installations, but it does indicate that the property is not energy-efficient. There is no information in the listing about insulation, double glazing, or a heating system.
What is the WOZ development over the past five years?
Between 2020 and 2025, the WOZ value of this home increased by 89%. In 2020, the value was €166,000, and it has risen steadily each year: to €193,000 in 2021, €247,000 in 2022, €272,000 in 2023, €284,000 in 2024, and finally €313,000 in 2025. This shows a strong upward trend in the municipal valuation over the period.
What are the foundation risks for this address?
The foundation risk indication for this address is elevated. This is an area-level indication based on public data, not an inspection of this specific home. The home was built in 1930 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 a general indication for the area, not a verdict on this particular property.
What is the noise situation around this home?
Road traffic noise at this address is measured at 54 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is measured at 33 dB Lden, which stays below the standard, based on 2023 data. These are area-level indications from public sources, not measurements taken at the property itself. The noise levels give an idea of what to expect in the immediate surroundings.
Which supermarkets and schools are nearby?
Jumbo and Lidl are both just 148 metres away, making daily grocery shopping very convenient. Albert Heijn is 620 metres off, and PLUS is at 899 metres. For primary education, CBS Prins Willem-Alexander is 227 metres away, and Rooms Katholieke Basisschool De Dagobert is at 599 metres. There are also several other primary schools within walking distance, including Johannesschool Vrije School Tiel and De Achtbaan.
How is the public transport connection from this home?
Bus line 812 stops at Tiel, Santwyckse Poort, just 210 metres away, and also at Tiel, Lokstraat at 371 metres. The Veemarkt stop, at 541 metres, offers a wider range of lines: 42, 44, 45, 46, 48, 148, 248, 543, and 648. Tiel train station is 946 metres away, roughly a ten-minute walk. This gives you both bus and train options for getting around.
What do residents say about the area?
Residents of the wider district give an average score of 7.6 out of 11 reviews. One resident describes the area as "cosy," while another praises the peace and greenery, mentioning that children can play outside safely and that the centre of Tiel is minutes away. A third review is more critical, mentioning speeding drivers, noise from nightlife, and rubbish on the street. These reviews cover the district, not just this specific neighbourhood.
How does the living area compare to other homes in the neighbourhood?
The living area of this home is 91 m² according to the BAG registration. That is 35% smaller than the neighbourhood average of 140 m² for homes on the market. The plot measures 170 m². The asking price per square metre of living area is €6,209, based on the BAG floor area. This is higher than the neighbourhood average price per square metre of €3,943.
What is the flood risk for this address?
The current flood risk for this address is indicated as elevated, while the flood risk for 2050 is low. Pluvial flooding, which occurs when heavy rain overwhelms drainage systems, is indicated as elevated. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
