Bont Dikkopje 4
Passewaaij-Zuid-Oost, Tiel
AreaA modern terraced home in Passewaaij-Zuid-Oost
This 2011 terraced house on Bont Dikkopje 4 sits in Passewaaij-Zuid-Oost, a residential area in the south of Tiel. With an energy label A, the home is efficient to run. The asking price of €449,000 is 23% below the average asking price of €586,729 for homes in this neighbourhood, which puts it on the low side compared with the local market. For context, the average price per m² in the neighbourhood is €3,904, while this home comes in at €4,009 per m² based on the BAG registration. If you are looking at terraced houses in Tiel, this one stands out for its price position.
The home itself
The living area measures 112 m² according to the BAG registration, on a plot of 135 m². The home was built in 2011 and carries an energy label A, which is an efficient label. The listing does not provide further details on the layout, number of bedrooms or outdoor space, so those specifics are not stated.
Life in Passewaaij-Zuid-Oost
Passewaaij-Zuid-Oost is home to around 2,775 people, and most of the housing stock consists of single-family homes. Residents across the municipality of Tiel give their living environment an average score of 7.47, based on 18 reviews. One resident says: "I haven't encountered any problems. Good." Another describes Tiel as "a cosy small town, where everything is easily accessible and within walking distance, very multicultural but a quiet neighbourhood." A third resident, however, mentions nuisance from speeding drivers and noise at night, so experiences vary. The neighbourhood itself has 12 homes currently for sale, with prices ranging from €345,000 to €1,285,000. For more on the area, see the Passewaaij-Zuid-Oost neighbourhood.
Amenities and transport
The Albert Heijn supermarket is just around the corner, with a Jumbo and an Aldi a couple of streets away. Primary schools De Bataaf and IKC Prins Maurits are both within a five-minute walk. The BENU Apotheek Passewaay is close by, while the GP practice Huisartsenpraktijk Arends, Huls & Tanck is about 2.1 km away. Bus stops at Station Passewaaij and Reuchlinlaan are a ten-minute walk, served by lines 48, 248 and 648. The nearest train station, Tiel Passewaaij, is 1.1 km away. For a broader view of the area, the municipality of Tiel has more information.
WOZ value and address data
The WOZ value for this home is €408,000, with a reference date of 1 January 2025. The asking price is 10% above this WOZ value. The WOZ value has developed over the past five years, though the specific figures are not detailed here. As for address-level risk data, these are area-level indications rather than an inspection of this specific home. The noise level from road traffic is 46 dB Lden and from rail traffic 26 dB Lden, both below the relevant standards. The foundation risk indication is low, though the clay soil is noted as sensitive to settlement. Pluvial flooding risk is low, while the current flood risk is elevated and the 2050 projection is medium. Heat stress is currently low, rising to medium by 2050.
Source and agent
At the time of writing, the home is offered via two channels, including Witte Makelaardij B.V. on Vastgoed Nederland.
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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 Bont Dikkopje 4, Tiel
How does the asking price compare with the WOZ value?
The WOZ value is €408,000 with a reference date of 1 January 2025. The asking price of €449,000 is 10% above this WOZ value. The WOZ value is the municipal valuation, not the current market value, so the comparison is a factual reference point rather than a judgement on the price.
What is the energy label and what does it mean for costs?
The home has an energy label A, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The home was built in 2011, which is a fact about its construction year, and the label reflects its energy performance.
What are the flood and foundation risks for this address?
The foundation risk indication is low, though the clay soil is noted as sensitive to settlement. Pluvial flooding risk 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.
What supermarkets and schools are nearby?
The Albert Heijn is 463 metres away, with a Jumbo and an Aldi at 1.8 km. Primary schools De Bataaf and IKC Prins Maurits are both within 310 metres, and the Rotondaschool is at 520 metres. The BENU Apotheek Passewaay is 540 metres away, and the GP practice is about 2.1 km from the home.
How is the public transport connection from this home?
Bus stops at Station Passewaaij and Reuchlinlaan are about 1 km away, served by lines 48, 248 and 648. The nearest train station, Tiel Passewaaij, is 1.1 km away.
What do residents say about living in this area?
Residents across the municipality of Tiel give an average score of 7.47, based on 18 reviews. One resident says: "I haven't encountered any problems. Good." Another describes Tiel as "a cosy small town, where everything is easily accessible and within walking distance, very multicultural but a quiet neighbourhood." A third mentions nuisance from speeding and noise, so experiences vary.
How does the price per m² compare with the neighbourhood average?
The asking price per m² is €4,009, based on the BAG living area of 112 m². The average asking price per m² in the neighbourhood is €3,904. The home's price per m² is therefore slightly above the neighbourhood average, while the total asking price is 23% below the average asking price of €586,729.
What is the noise situation at this address?
The noise level from road traffic is 46 dB Lden and from rail traffic 26 dB Lden, both below the relevant standards. These figures come from public data at address level and are indications rather than measurements taken at the property itself.
