F.J. Ebbensstraat 82
Passewaaij-Noord-West, Tiel
AreaA calm spot in Passewaaij-Noord-West
This semi-detached house on F.J. Ebbensstraat 82 sits on a quiet road in a residential area of Passewaaij-Noord-West, a neighbourhood in the south of Tiel. Built in 1995, the home has an energy label B. With a living area of 137 m² according to the agent, the asking price of €450,000 works out at €3,285 per m². That price is in line with the market, compared with the average asking price for semi-detached houses in Tiel.
The home itself
The agent describes this as a single-family, semi-detached house with five rooms, four bedrooms and one bathroom spread over two floors. The total volume comes to 471 m³. Outside there is a rear garden of 100 m² facing east and accessible via the back, plus a front garden and a side garden. An attached brick garage and a parking space complete the picture. The property is freehold, and according to the agent it has roof insulation, double glazing, wall insulation and floor insulation. Heating runs through a central heating boiler with partial underfloor heating. The BAG registration lists the living area as 134 m², while the agent states 137 m².
Life in Passewaaij-Noord-West
Residents across the municipality of Tiel give their living environment an average score of 7.47, based on 18 reviews. One resident says: "It's a cosy neighbourhood and very multicultural", adding that Tiel is a cosy small town where everything is easily accessible and within walking distance. Another resident is less positive, describing daily issues with speeding drivers and nuisance from nightlife crowds. A third review simply notes: "I haven't encountered any problems. Good." The neighbourhood itself has around 1,335 inhabitants, and 93% of the homes are owner-occupied. For a fuller picture of the Passewaaij-Noord-West neighbourhood, the reviews give a mixed but honest impression.
Amenities and transport
The BENU Apotheek Passewaay is just around the corner, and Basisschool De Waayer is on your doorstep. The Rotondaschool is a couple of streets away. For groceries, the Albert Heijn is just around the corner, while the Jumbo and Aldi are a bit further out. The nearest GP, Huisartsenpraktijk Arends, Huls & Tanck, is a ten-minute walk or so. Bus stop Station Passewaaij with line 48 is a couple of streets away, and Tiel Passewaaij train station is also close by. The hospital, Ziekenhuis Rivierenland, is within the municipality of Tiel.
WOZ and address data
The WOZ value on 1 January 2025 was €441,000, and the asking price sits 2% above that. Between 2020 and 2025 the WOZ value rose by 50%, from €294,000 to €441,000. As for the address itself, the noise from road traffic is 46 dB Lden and from rail traffic 32 dB Lden, both below the relevant standards. The foundation risk indication is low, though the clay soil is noted as sensitive to settlement. For climate, the area-level indications show medium pluvial flooding risk at heavy rain, an elevated current flood risk, and low heat stress now, rising to medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing the home is offered via multiple channels, including Familie Beekhuizen Makelaardij on Funda.
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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 F.J. Ebbensstraat 82, Tiel
What does the asking price of €450,000 mean for this semi-detached house?
The asking price is €450,000 for a living area of 137 m² according to the agent, which comes to €3,285 per m². Compared with the average asking price for semi-detached houses in Tiel, this price is in line with the market. The WOZ value on 1 January 2025 was €441,000, so the asking price sits 2% above that municipal valuation.
How is the house laid out?
According to the agent, this is a single-family semi-detached house with five rooms, four bedrooms and one bathroom across two floors. The total volume is 471 m³. Outside there is a rear garden of 100 m² facing east and accessible via the back, plus a front garden and a side garden. An attached brick garage and a parking space are also part of the property.
What is the WOZ value and how has it developed?
The WOZ value on 1 January 2025 was €441,000. Between 2020 and 2025 the value rose by 50%, from €294,000 to €441,000. The asking price of €450,000 is 2% above the current WOZ value. The WOZ is the municipal valuation for tax purposes, not the current market value.
What do the risk indications for this address say?
The foundation risk indication for this address is low, though the clay soil is noted as sensitive to settlement. For climate, the area-level indications show a medium pluvial flooding risk at heavy rain, an elevated current flood risk, and low heat stress now, rising to medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
What amenities are nearby?
The BENU Apotheek Passewaay is just around the corner, and Basisschool De Waayer is on your doorstep. The Rotondaschool is a couple of streets away. For groceries, the Albert Heijn is just around the corner, while the Jumbo and Aldi are a bit further out. The nearest GP, Huisartsenpraktijk Arends, Huls & Tanck, is about a ten-minute walk away.
How is the public transport in this area?
Bus stop Station Passewaaij with line 48 is a couple of streets away, and the Reuchlinlaan stop with lines 48, 248 and 648 is a bit further. Tiel Passewaaij train station is also close by. The hospital, Ziekenhuis Rivierenland, is within the municipality of Tiel.
What do residents say about living in this area?
Residents across the municipality of Tiel give their living environment an average score of 7.47, based on 18 reviews. One resident describes it as a cosy, multicultural neighbourhood where everything is easily accessible. Another mentions daily issues with speeding drivers and nuisance from nightlife. A third simply says they haven't encountered any problems. The reviews give a mixed impression.
What is the energy label and what does it mean?
The home has energy label B. According to the agent, the property has roof insulation, double glazing, wall insulation and floor insulation. Heating runs through a central heating boiler with partial underfloor heating. Label B is an efficient label, so energy costs are likely to be moderate compared with less efficient labels.
