Waterstraat 55B
Binnenstad, Tiel
AreaA compact studio in the heart of Tiel
This studio on Waterstraat 55B sits in the Binnenstad, the lively centre of Tiel. With 38 square metres of living space, it is a compact home in a setting where the daily rhythm of the town is right outside the door. The asking price of €240,000 is 44% below the average asking price of €428,943 in the neighbourhood, which puts it on the low side compared with other homes currently for sale. For a sense of what this price means in the wider market, have a look at other studios in Tiel.
The home itself
Built in 1900, this studio is spread over one floor and comprises two rooms, one bedroom and one bathroom. The agent lists the living area at 38 square metres, which matches the BAG registration. The property has an energy label A, which is an efficient label, so energy costs are likely to be modest. The home is offered as an apartment, with a volume of 100 cubic metres.
Life in the Binnenstad
Residents of the district of Tiel kern 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, noting that "within minutes you are in the centre of Tiel or on the main roads towards Utrecht, Arnhem, and Nijmegen". However, a third review, from a resident in the Binnenstad itself, paints a less rosy picture, mentioning speeding drivers, noise from nightlife and rubbish on the streets. The neighbourhood has around 2,150 inhabitants, and the average household size is 1.4. For more context on the area, you can read about the Binnenstad neighbourhood.
Amenities and transport
Daily errands are easy from here. The Albert Heijn is just around the corner, and 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 a ten-minute walk. The BENU Apotheek Danser is on your doorstep, and the nearest GP practice, Huisartsenpraktijk Sündermann, is about a ten-minute walk. For public transport, the bus stop Tiel, Veemarkt is just around the corner, with lines 42, 44, 45, 46, 48, 148, 248, 543 and 648. The train station Tiel is a ten-minute walk away. The municipality of Tiel offers a range of facilities, as you can see on the page for the municipality of Tiel.
WOZ and address data
The WOZ value is not stated in the available data, so no comparison with the asking price or historical development can be made. As for address-level risks, these are area-level indications, not an inspection of this specific home. The noise level from road traffic is 42 dB Lden, which is below the noise standard, and from rail traffic it is 31 dB Lden, also below the standard. The foundation risk indication is medium, as the building dates from before 1970 and the area is a KCAF attention zone. Pluvial flooding at heavy rain is low, while the current flood risk is elevated, dropping to low by 2050. Heat stress is currently low, rising to medium by 2050.
Source and agent
At the time of writing, the home is offered only via Rozenhage 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 Waterstraat 55B, Tiel
How does the asking price compare with other homes in the neighbourhood?
The asking price of €240,000 is 44% below the average asking price of €428,943 for homes currently for sale in the Binnenstad. The average price per square metre in the neighbourhood is €4,146, while this studio is listed at €6,316 per square metre, based on the agent's listing. The median asking price in the area is €355,000.
What is the layout of this studio?
According to the agent, this studio has two rooms, one bedroom and one bathroom, all on a single floor. The living area is 38 square metres, which matches the BAG registration. The property has a volume of 100 cubic metres and is described as an apartment. The home was built in 1900.
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 with less efficient labels. The label does not say anything about the condition of the building itself, but it is a good starting point for estimating monthly energy bills.
What is the WOZ value of this property?
The WOZ value is not stated in the available data. The WOZ value is the municipal valuation used for taxes, and it is not part of the listing information provided. Without this figure, it is not possible to compare the asking price with the official valuation.
What are the noise levels like at this address?
The noise level from road traffic is 42 dB Lden, which is below the Dutch noise standard. The noise from rail traffic is 31 dB Lden, also below the standard. These are area-level indications based on public data, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication is medium. This is based on the fact that the building was constructed before 1970, and the entire postcode area is a KCAF attention zone. In this neighbourhood, 1% of properties have an elevated risk of pile rot, according to the Klimaateffectatlas. This is an area-level indication, not an inspection of this specific home.
What are the flood risks for this location?
The current flood risk is elevated, but the risk for 2050 is low. Pluvial flooding, which occurs during heavy rain, is low. Heat stress is currently low, but is expected to rise to medium by 2050. These are area-level indications based on climate data, not a property-specific assessment.
Which supermarkets are nearby?
The Albert Heijn is about 412 metres away, just around the corner. The Jumbo and Lidl are both about 441 metres away, also a short walk. A PLUS supermarket is about 1.1 kilometres away. With several options within walking distance, daily grocery shopping is convenient.
What schools are close to this studio?
CBS Prins Willem-Alexander, a primary school, is about 415 metres away, a five-minute walk. The Lingecollege, a secondary school offering vwo and havo, is about 774 metres away, a ten-minute walk. There are also several special education schools nearby, including Sonnewijser unit vervolgonderwijs Tiel.
How is the public transport connection from this address?
The bus stop Tiel, Veemarkt is about 318 metres away, with lines 42, 44, 45, 46, 48, 148, 248, 543 and 648. The train station Tiel is about 828 metres away, a ten-minute walk. There is also a bus stop at Santwyckse Poort with line 812, about 303 metres away.
What is the neighbourhood like according to residents?
Residents of the district of Tiel kern give their living environment an average score of 7.6 out of 10, based on eleven reviews. One resident describes the area as "cosy", while another praises the peace and greenery of Sterrebos. However, a review from the Binnenstad itself mentions issues such as speeding drivers, noise from nightlife and litter. The reviews reflect the wider district, not just this specific neighbourhood.
