Tielsestraat 21
Opheusden, Neder-Betuwe
AreaA semi-detached home with character in Opheusden
Tielsestraat 21 is a semi-detached house from 1920, sitting on a plot of 314 m² in Opheusden, a village in the municipality of Neder-Betuwe. The home is set along a busy road within a residential area, so there is life and movement right outside the door. With an asking price of €495,000, the price per square metre comes to €5,051 based on the agent's listed floor area. That puts this home on the high side compared with the average for semi-detached houses in Neder-Betuwe, where the average asking price per m² is €4,133.
Inside the home
According to the agent, the home has seven rooms, including three bedrooms and one bathroom, spread over two floors. The living area is listed as 98 m² by the agent, while the BAG registration records 102 m². The volume comes to 359 m³. There is a garden to the rear and side, accessible from the back, with a southerly orientation, plus a detached brick garage. The property is freehold. The agent notes roof insulation, double glazing and wall insulation, and heating is provided by a combination boiler, a wood stove and partial underfloor heating. The energy label is D, which means the home is moderately efficient, so energy costs will sit somewhere in the middle.
Life in Opheusden
Opheusden is a village of around 5,600 residents, where most households are families with children. Residents of the wider district give their living environment an average score of 7.94, based on four reviews. One resident describes it as a quiet neighbourhood with a beautiful orchard and a small football pitch on the street. Another notes the good atmosphere among neighbours, saying there is always a greeting and help if needed. The village has a mix of housing, with 88% of the stock made up of single-family homes and 57% owner-occupied. For a sense of what the area is like day to day, the Opheusden neighbourhood page brings together more local detail.
Amenities and getting around
Daily errands are well covered. The nearest primary school, De Hervormde School, is a ten-minute walk away, and there are several other options within a short distance. For groceries, Aldi and Albert Heijn are both just around the corner, roughly a ten-minute walk. The GP practice Huisartsenpraktijk Huisman en Wijnmaalen and Apotheek de Linge Opheusden are both about a ten-minute walk from the home. Bus stop Opheusden, De Oude Stomerij is on your doorstep, served by line 237, and Opheusden railway station is a ten-minute walk away. The wider area, the municipality of Neder-Betuwe, offers further amenities within easy reach.
WOZ value and address data
The WOZ value for this home is €386,000, with a reference date of 1 January 2025. The asking price sits 28% above that valuation. Between 2020 and 2025, the WOZ value rose by 64%, from €235,000 to €386,000. As for the address itself, the noise level from road traffic is 60 dB Lden, which is above the noise standard, while railway noise is 33 dB Lden, below the standard. The foundation risk indication for the area is medium, and the soil is clay. Pluvial flooding at heavy rain is low, while the current flood risk is elevated and the 2050 projection is medium. These are area-level indications from public data, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including HJT Makelaars B.V. and HJT Makelaars B.V. 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 Tielsestraat 21, Opheusden
How does the asking price compare with the WOZ value?
The asking price of €495,000 is 28% above the WOZ value of €386,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value rose by 64%, from €235,000 to €386,000. The price per square metre, based on the agent's listed floor area of 98 m², comes to €5,051.
What is the layout of the home?
The agent describes the home as having seven rooms, including three bedrooms and one bathroom, spread over two floors. The living area is listed as 98 m² by the agent, while the BAG registration records 102 m². The volume is 359 m³. There is a garden to the rear and side, accessible from the back, with a southerly orientation, plus a detached brick garage.
What is the energy label and what does it mean for costs?
The energy label is D. This is a mid-range label, so you can expect energy costs that are neither particularly low nor particularly high. The agent notes that the home has roof insulation, double glazing and wall insulation, and heating is provided by a combination boiler, a wood stove and partial underfloor heating. These features are separate facts from the label itself.
What is the foundation risk for this address?
The foundation risk indication for the area is medium, and the soil is clay. This is an area-level indication from public data, not an inspection of this specific home. The home was built in 1920, and the notes mention that buildings from that period on clay soil may have wooden piles or shallow foundations. The KCAF attention area notes that 71% of properties in this postcode area were built before 1970.
What are the noise levels around the home?
The noise level from road traffic is 60 dB Lden, which is above the noise standard, with 2022 as the reference year. Railway noise is 33 dB Lden, which is below the noise standard, with 2023 as the reference year. These are area-level indications from public data, not measurements taken at the property itself.
What is the flood risk for this address?
Pluvial flooding at heavy rain is low. The current flood risk is elevated, and the 2050 projection is medium. These are area-level indications from public data, not an assessment of this specific home. The information comes from the Klimaateffectatlas and reflects the broader area rather than the property itself.
Which supermarkets are nearby?
Aldi is about 863 metres away and Albert Heijn about 927 metres, both roughly a ten-minute walk. SPAR express is about 1.5 km away, and PLUS is about 2.7 km. In total, there are 12 supermarkets within 5 km of the home, so daily grocery shopping is well covered.
Which schools are within easy reach?
The nearest primary school is De Hervormde School, about 969 metres away, roughly a ten-minute walk. Rehobothschool is about 1.2 km away, Christelijke Basisschool Eben Haëzer about 1.2 km, and Openbare Basisschool Het Palet about 1.3 km. For secondary education, Yuverta vmbo en het groene lyceum Kesteren is about 1.6 km away.
How is the public transport in the area?
The nearest bus stop is Opheusden, De Oude Stomerij, on your doorstep at about 104 metres, served by line 237. Opheusden railway station is about 1.3 km away, roughly a ten-minute walk. There are also two other bus stops on the same line within a few hundred metres, so getting around without a car is feasible.
What do residents say about living in the area?
Residents of the wider district give their living environment an average score of 7.94, based on four reviews. One resident describes it as a quiet neighbourhood with a beautiful orchard and a small football pitch on the street. Another notes the good atmosphere among neighbours, saying there is always a greeting and help if needed. These reviews reflect the district, not this specific neighbourhood.
How does the price per m² compare with the neighbourhood average?
The asking price of €495,000, based on the agent's listed floor area of 98 m², comes to €5,051 per m². The average asking price per m² in the neighbourhood is €4,133, based on 12 properties currently for sale. The average asking price in the neighbourhood is €560,125, with a median of €547,000. This home is priced above the neighbourhood average per m².
What is the ownership situation of the home?
The home is freehold, meaning you own the property and the land it stands on. There is no leasehold arrangement to consider. The plot measures 314 m² according to both the BAG registration and the agent's listing. The property includes a detached brick garage, which is part of the freehold.
