A quiet spot in Rauwenhof
Tucked away on a quiet road in a residential area, this semi-detached house on Händelstraat 6 sits in Rauwenhof, a neighbourhood in Tiel-Noord. The home was built in 1990 and has an energy label A, which is an efficient label. With a price of €548,000, the asking price is 15% above the average asking price in the neighbourhood, which stands at €477,500. For context, the average asking price per m² in the neighbourhood is €4,102, and this home is listed at €3,887 per m² based on the agent's floor area. If you're looking at semi-detached houses in Tiel, this one stands out for its size and setting.
The home itself
This is a spacious family home with five rooms, including five bedrooms and one bathroom, spread over three floors. The living area is 138 m² according to the BAG registration, while the agent lists it as 141 m²; the plot is 283 m² in both sources. The garden is a back garden of 91 m², plus a front and side garden, with a west-facing orientation and access via the back. The property is freehold, so you own the land outright. According to the agent, the insulation includes roof insulation, double glazing, HR glazing, HR+ glazing, wall insulation and floor insulation. Heating is provided by a central heating boiler, electric heating and partial underfloor heating. The home is described as being on a quiet road, in a residential area, with a free view.
Life in Rauwenhof
Rauwenhof is a neighbourhood where residents of the district give an average score of 7.55, based on five reviews. One resident says: "It's a cosy neighbourhood and very multicultural", adding that Tiel is a small town where everything is easily accessible and within walking distance. Another resident notes: "Good livability", describing it as "Quite a cosy neighbourhood, child-friendly, fairly quiet and many amenities". The neighbourhood has around 2,875 inhabitants, and about 45% of the homes are owner-occupied. The housing stock here was built entirely between 1970 and 1990, according to CBS data. For more on the area, you can read about the Rauwenhof neighbourhood.
Amenities and transport
The daily routine is well covered here. The nearest supermarket, a PLUS, is just around the corner, with a Jumbo and an Aldi a couple of streets away. For schools, the Lingecollege vmbo and ISK is a five-minute walk, and the Floriant primary school is a ten-minute walk. The GP practice, Huisartsenpraktijk Elzinga, is a couple of streets away, and the pharmacy, Regioapotheek Rivierenland, is on your doorstep. The hospital, Ziekenhuis Rivierenland, is also just around the corner. For public transport, the bus stop Tiel, ROC Rivor is on your doorstep, with lines 44, 46 and 648, and the train station Tiel is a ten-minute walk. This all fits within the municipality of Tiel.
WOZ and address data
The WOZ value for this home is €540,000, as of the reference date 1 January 2025. The asking price is 1% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 76%, from €306,000 to €540,000. As for address-level risk data, these are area-level indications, not an inspection of this specific home. The noise from road traffic is 48 dB Lden, which is not above the norm, and railway noise is 36 dB Lden, also not above the norm. However, industrial noise is 53 dB Lden, which is above the norm. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. For climate risks, pluvial flooding at heavy rain is elevated, the current flood risk is elevated, and by 2050 it is medium. Heat stress is currently low, but by 2050 it is medium.
Source and agent
At the time of writing, the home is offered via multiple channels, including Woonkoppel Makelaardij and Woonkoppel Makelaardij.
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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 Händelstraat 6, Tiel
How does the asking price compare to the WOZ value?
The asking price of €548,000 is 1% above the WOZ value of €540,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 76%, from €306,000 in 2020 to €540,000 in 2025. This comparison is factual and does not indicate whether the price is high or low.
What is the layout of this semi-detached house?
According to the agent, this home has five rooms, including five bedrooms and one bathroom, spread over three floors. The living area is listed as 141 m² by the agent, while the BAG registration states 138 m². The plot is 283 m². There is a back garden of 91 m², plus a front and side garden, with a west-facing orientation and access via the back. The property is freehold.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The agent also states that the home has roof insulation, double glazing, HR glazing, HR+ glazing, wall insulation and floor insulation. Heating is provided by a central heating boiler, electric heating and partial underfloor heating. These are separate facts from the label.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data at the address level. This is an area-level indication, not an inspection of this specific home. The soil type is clay, which is noted as sensitive to settling. This information comes from sources like Atlas Leefomgeving and KCAF, and it does not constitute a structural assessment of the property.
What are the noise levels around this home?
Public data indicates that road traffic noise is 48 dB Lden, which is not above the norm, and railway noise is 36 dB Lden, also not above the norm. However, industrial noise is 53 dB Lden, which is above the norm. These are area-level indications based on data from 2022, 2023 and 2024 respectively, and they do not reflect an on-site measurement of this specific home.
What is the flood risk for this property?
According to climate risk data at the address level, pluvial flooding at heavy rain is elevated, and the current flood risk is also elevated. By 2050, the flood risk is projected to be medium. Heat stress is currently low, but by 2050 it is expected to be medium. These are area-level indications from the Klimaateffectatlas, not a detailed assessment of this property.
Which supermarkets are nearby?
The nearest supermarket is a PLUS, located about 760 metres away, which is a couple of streets away. A Jumbo and an Aldi are both about 1,012 metres away, and an Albert Heijn is about 1,184 metres away. There are 11 supermarkets within 5 kilometres, so you have plenty of options for daily groceries.
What schools are close to this home?
The nearest school is Lingecollege vmbo en ISK, a secondary school about 567 metres away, which is a five-minute walk. There is also Lingecollege Mavo at 658 metres and Lingecollege praktijkonderwijs at 688 metres. For primary education, Floriant is about 817 metres away. In total, there are 32 schools within 5 kilometres.
How is the public transport connection?
The nearest bus stop is Tiel, ROC Rivor, about 174 metres away, which is on your doorstep, with bus lines 44, 46 and 648. Another stop, Tiel, Rauwenhof, is about 305 metres away with lines 44 and 46. The train station Tiel is about 845 metres away, which is a ten-minute walk. This gives you options for both bus and train travel.
What is the neighbourhood like according to residents?
Residents of the district give an average score of 7.55, based on five reviews. One resident says: "It's a cosy neighbourhood and very multicultural", noting that Tiel is a small town where everything is easily accessible. Another says: "Good livability", describing it as "Quite a cosy neighbourhood, child-friendly, fairly quiet and many amenities". These reviews reflect the district, not just Rauwenhof.
