Kerkstraat 35
Binnenstad, Tiel
AreaA compact studio in the heart of Tiel
This studio on Kerkstraat 35 sits in the Binnenstad, the historic centre of Tiel, where the streets are lively and the river Waal is never far away. Built in 2004, the home is part of a modern building that fits neatly into the old town. With a floor area of 42 m² according to the agent, the asking price of €235,000 works out at €5,595 per m². That is on the high side compared with the average for studios in Tiel, where the average price per m² is €4,146. The asking price sits 45% below the average asking price of €428,943 for homes in this neighbourhood, but that is because this is a studio, not a family house.
A practical layout on one floor
The home has two rooms in total: one bedroom and a living space, all on a single floor. The volume is 121 m³, which gives the studio a compact but efficient feel. The energy label is A, an efficient label, so the energy costs should be manageable. The agent lists the living area as 42 m², while the BAG registration records 41 m², a small difference between the two sources. The property is an apartment, so you share the building with neighbours, but the layout is self-contained.
Life in the Binnenstad
Residents of the district of Tiel give their living environment an average score of 7.6, based on eleven reviews. One resident describes the area as "cosy", while another, living in Sterrebos, praises the peace and greenery there, with all amenities nearby. However, a third resident of the district paints a different picture, mentioning speeding drivers, noise from nightlife and rubbish on the streets, and concludes that the area is "by no means safe to live in with two small children". The neighbourhood itself has 2,150 inhabitants, and a large share of them live alone: 70% of households are single-person. The Binnenstad is a mixed area, with a high density of addresses, which fits its central role in the town. For a sense of what the area is like, the Binnenstad neighbourhood page brings together more details.
Amenities and getting around
Daily errands are easy from here. The Albert Heijn is just around the corner, and both the Jumbo and Lidl are a couple of streets away. For primary education, CBS Prins Willem-Alexander is a five-minute walk, and the Lingecollege for secondary education is. The BENU Apotheek Danser is on your doorstep, while the GP practice Huisartsenpraktijk Sündermann is a ten-minute walk. Bus line 812 stops at Tiel, Westluidense Poort, just around the corner, and the train station Tiel is a ten-minute walk. The hospital Ziekenhuis Rivierenland is. All of this sits within the municipality of Tiel, a town with a full range of facilities.
WOZ value and address data
The WOZ value of the home is €232,000, based on the reference date 1 January 2025. The asking price of €235,000 is 1% above that WOZ value. Between 2020 and 2025, the WOZ value rose by 111%, from €110,000 to €232,000, a strong increase over five years. As for the address, the noise level from road traffic is 46 dB Lden, which stays below the noise standard, and railway noise is 30 dB Lden, also below the standard. The foundation risk indication is medium, based on area-level data: the soil is clay, which is sensitive to settlement, and 95% of properties in this postcode area were built before 1970. The climate indications for the area include an elevated risk of pluvial flooding at heavy rain, a medium current flood risk, and a low risk by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered only via Rick Zeedijk 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 Kerkstraat 35, Tiel
How does the asking price compare to the WOZ value?
The asking price of €235,000 is 1% above the WOZ value of €232,000, 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 risen by 111%, from €110,000 in 2020 to €232,000 in 2025, which shows a strong upward trend in the local market.
What is the layout of this studio?
According to the agent, the home has two rooms in total: one bedroom and a living space, all on a single floor. The volume is 121 m³, and the property is an apartment. The agent lists the living area as 42 m², while the BAG registration records 41 m². The energy label is A, which is an efficient label, so energy costs are likely to be modest.
What is the WOZ value and how has it developed?
The WOZ value is €232,000, based on the reference date 1 January 2025. Between 2020 and 2025, the value increased by 111%, from €110,000 to €232,000. The asking price of €235,000 is 1% above the current WOZ value. The WOZ value is determined by the municipality and is not the same as the market value.
What are the risk indications for this address?
The address has a medium foundation risk indication, based on area-level data: the soil is clay, which is sensitive to settlement, and 95% of properties in this postcode area were built before 1970. The noise level from road traffic is 46 dB Lden, below the standard, and railway noise is 30 dB Lden, also below the standard. Climate indications include an elevated risk of pluvial flooding at heavy rain and a medium current flood risk. These are area-level indications, not an inspection of this home.
Which supermarkets and schools are nearby?
The Albert Heijn is 480 m away, and both the Jumbo and Lidl are at 565 m. For primary education, CBS Prins Willem-Alexander is at 506 m, and the Lingecollege for secondary education is at 695 m. The nearest pharmacy, BENU Apotheek Danser, is at 264 m, and the GP practice Huisartsenpraktijk Sündermann is at 1.17 km.
What is public transport like from this home?
Bus line 812 stops at Tiel, Westluidense Poort, 285 m away, and also at Tiel, Voetveer at 340 m and Tiel, Santwyckse Poort at 390 m. The nearest train station is Tiel, at 912 m. The hospital Ziekenhuis Rivierenland is at 1.45 km.
What is the Binnenstad neighbourhood like?
The Binnenstad is the historic centre of Tiel, with a high density of addresses. It has 2,150 inhabitants, and 70% of households are single-person. Residents of the district of Tiel give their living environment an average score of 7.6, based on eleven reviews. Some residents describe it as cosy, while others mention noise and safety concerns. The area is lively and central, with many amenities within walking distance.
How does the price per m² compare to the neighbourhood average?
The asking price of €235,000 for a living area of 42 m² works out to €5,595 per m², based on the agent's listing. The average price per m² for homes in this neighbourhood is €4,146. The asking price is 45% below the average asking price of €428,943 for homes in the Binnenstad, but that is because this is a studio, which is smaller than the average home of 163 m².
