A terraced house with character in Sterrebos
This 1920s terraced house on Badhuisplein 20 sits in Sterrebos, a neighbourhood in Tiel where the streets are lined with mature trees and the Waaldijk is a short stroll away. The asking price of €310,000 is sharp compared to the average asking price in the neighbourhood, which stands at €417,500. For context, terraced houses in Tiel are listed at an average of €4,248 per m², while this home comes in at €4,493 per m² based on the agent's floor area.
Inside the home
The agent describes this as a two-storey terraced house with three rooms, including two bedrooms, and a volume of 230 m³. The living area is listed as 69 m² by the agent, while the BAG registration records 80 m². The plot measures 183 m² according to both sources. The energy label is D, which means you can expect moderate energy costs.
Life in Sterrebos
Residents of the district give their living environment an average score of 7.6 out of 10, based on eleven reviews. One resident says: "Living in Sterrebos means coming home to peace and greenery every day, while all amenities are nearby." Another notes: "To be honest, there are a lot of things that need improvement in our neighbourhood." The neighbourhood counts 1,475 inhabitants, and about half of the households are single-person households. The Sterrebos neighbourhood has a mix of older and newer homes, with 58% built before 1945 and 42% after 2010.
Amenities and transport
Daily errands are easy from here. The Albert Heijn is just around the corner, and the Jumbo and Aldi are a couple of streets away. For primary education, Montessori Tiel is a five-minute walk, and Lingecollege for secondary education is even closer. The GP practice Huisartsenpraktijk Sündermann is a ten-minute walk, and the BENU pharmacy is a bit nearer. Bus stops at Lingecollege and Heiligestraat are on your doorstep, with lines 44, 45, 248, and 648. The train station Tiel is a ten-minute walk, and the municipality of Tiel offers further connections.
WOZ value and address data
The WOZ value for 2025 is €328,000, which is 5% above the asking price. Over the past five years, the WOZ value has developed as recorded by the municipality. According to area-level risk data, the foundation risk indication is elevated, and the soil type is clay. Noise from road traffic, rail, and industry is below the standards. Pluvial flooding risk is medium, and current flood risk is elevated, though it is expected to be low by 2050. These are indications at the area level, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via two channels, including Openbare Makelaardij and Openbare Makelaardij.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
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 Badhuisplein 20, Tiel
How does the asking price compare to the WOZ value?
The asking price of €310,000 is 5% below the WOZ value of €328,000, which was determined on 1 January 2025. This means the asking price is lower than the municipal valuation. The WOZ value is an official estimate of the market value, but the actual sale price can differ. It is up to you to interpret this difference.
What is the layout of this terraced house?
According to the agent, this is a two-storey terraced house with three rooms, including two bedrooms. The living area is listed as 69 m² by the agent, while the BAG registration records 80 m². The plot measures 183 m². The volume of the home is 230 m³. The energy label is D.
What is the foundation risk for this home?
The area-level foundation risk indication is elevated. This is based on public data from sources like KCAF and the Climate Impact Atlas, and it is an indication for the area, not an inspection of this specific home. The soil type is clay, and the home was built in 1920. The groundwater level is expected to drop towards 2050, which can affect wooden foundations.
What are the nearest supermarkets and schools?
The Albert Heijn is about 413 metres away, and the Jumbo and Aldi are about 824 metres away. For primary education, Montessori Tiel is about 356 metres away, and Floriant is about 401 metres away. Lingecollege for secondary education is about 174 metres away. These distances are approximate.
How do residents rate the neighbourhood?
Residents of the district give their living environment an average score of 7.6 out of 10, based on eleven reviews. One resident says: "Living in Sterrebos means coming home to peace and greenery every day, while all amenities are nearby." Another notes: "To be honest, there are a lot of things that need improvement in our neighbourhood." These reviews are about the district, not specifically about this neighbourhood.
What is the public transport situation?
The nearest bus stop is Tiel, Lingecollege, about 144 metres away, with lines 44, 45, 248, and 648. Another stop, Tiel, Heiligestraat, is about 270 metres away with lines 44, 248, and 648. The train station Tiel is about 685 metres away. These are the closest options for public transport.
What is the energy label and what does it mean?
The energy label is D. This label indicates the energy performance of the home, but it does not say anything about the structural condition. With label D, you can expect moderate energy costs, but the actual costs depend on your usage and the current energy prices.
Are there any flood risks for this property?
According to area-level climate data, the current flood risk is elevated, but the risk for 2050 is low. Pluvial flooding (from heavy rain) is medium. These are indications at the area level, not an assessment of this specific home. The data comes from the Climate Impact Atlas.
How many homes are for sale in the neighbourhood?
In the neighbourhood, there are currently 11 homes for sale. The average asking price is €417,500, and the median is €385,000. The asking price of this home is €310,000, which is below the neighbourhood average. The average price per m² in the neighbourhood is €4,248.
What is the average household size in the neighbourhood?
The average household size in the neighbourhood is 1.8 people. About 48% of households are single-person households, and 21% are households with children. The neighbourhood has 1,475 inhabitants in total.
