De Hennepe 482
Westroijen, Tiel
AreaA terraced house in Westroijen
This terraced house on De Hennepe 482 sits in the Westroijen neighbourhood of Tiel, a part of town where homes from the 1970s line the streets. With a living area of 119 square metres and a plot of 148 square metres, the asking price of €300,000 works out at €2,521 per square metre. That is 16% below the WOZ value, which puts the price on the low side compared with the municipal valuation. For context, the average asking price for terraced houses in Tiel currently sits higher, so this home is priced keenly.
The home itself
The house was built in 1974 and carries an energy label C. The listing does not go into further detail about the layout, so the exact number of rooms and bathrooms is not stated. What is clear is the generous living area of 119 square metres, which gives a solid amount of space for a terraced home of this era.
Life in Westroijen
Westroijen is a residential area with around 2,120 residents, and the homes here are almost all single-family houses. Residents of the wider district give their living environment an average score of 7.55 out of 10, based on five reviews. One resident describes it as "a cosy neighbourhood and very multicultural", while another says it is "quite a cosy neighbourhood, child-friendly, fairly quiet and many amenities". The district-level reviews point to a place where people know each other and daily needs are within easy reach. For a closer look at what the Westroijen neighbourhood has to offer, the local data paints a picture of a settled, family-oriented community.
Amenities and transport
Daily errands are well covered around this home. The PLUS supermarket is just around the corner, with Jumbo and Lidl a ten-minute walk away. Two primary schools, Rooms Katholieke Basisschool De Dagobert and Johannesschool Vrije School Tiel, are both within a five-minute walk. The nearest GP practice, Huisartsenpraktijk Drumpt, is a ten-minute walk, and the BENU Apotheek Danser is a bit further. For public transport, the bus stop Tiel, De Hennepe is on your doorstep with lines 45, 48 and 148, while Tiel railway station is a ten-minute walk. The hospital, Ziekenhuis Rivierenland, is also within walking distance, and the municipality of Tiel keeps amenities close by.
WOZ and address data
The WOZ value for this home is €357,000, based on the reference date of 1 January 2025. The asking price of €300,000 sits 16% below that valuation. Between 2020 and 2025, the WOZ value rose by 68%, from €212,000 to €357,000. As for the address-level risk data, these are area-level indications rather than an inspection of this specific home. Road traffic noise is measured at 54 dB Lden, which is above the noise standard, while railway noise at 36 dB Lden stays below it. The foundation risk indication is low, though the clay soil is noted as sensitive to settlement. Pluvial flooding at heavy rain is indicated as medium, and the current flood risk is elevated, moving to medium by 2050. Heat stress is currently low, rising to medium by 2050.
Source
At the time of writing, the home is offered via Dolron Rivierenland Makelaars.
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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 De Hennepe 482, Tiel
How does the asking price compare to the WOZ value?
The asking price of €300,000 is 16% below the WOZ value of €357,000, which was set on 1 January 2025. That means the asking price is lower than the municipal valuation, a gap that stands out in the current market. The WOZ value is the official valuation used by the municipality, not the market value, so the comparison is a factual one.
What is the energy label and what does it mean for costs?
The home has energy label C. This is a mid-range label, so you can expect moderate energy costs compared with the most efficient homes, but lower costs than the least efficient ones. The label reflects the official registration and gives an indication of how much energy the home typically uses for heating and hot water.
What is the WOZ development over the past five years?
Between 2020 and 2025, the WOZ value rose by 68%, from €212,000 to €357,000. The value increased steadily each year, with the largest jump between 2021 and 2022 when it went from €227,000 to €293,000. The most recent valuation, on 1 January 2025, puts the home at €357,000.
What are the flood and foundation risks at this address?
The address-level risk data indicates the foundation risk is low, though the clay soil is noted as sensitive to settlement. Pluvial flooding at heavy rain is indicated as medium, and the current flood risk is elevated, moving to medium by 2050. Heat stress is currently low, rising to medium by 2050. These are area-level indications, not an inspection of this specific home.
What amenities are within walking distance?
The PLUS supermarket is just around the corner, and Jumbo and Lidl are about a ten-minute walk away. Two primary schools are within a five-minute walk, and the nearest GP practice is a ten-minute walk. The pharmacy is a bit further, and the hospital is also within walking distance. The bus stop on De Hennepe is on your doorstep with several lines.
How is the neighbourhood rated by residents?
Residents of the wider district give their living environment an average score of 7.55 out of 10, based on five reviews. One resident calls it "a cosy neighbourhood and very multicultural", while another says it is "quite a cosy neighbourhood, child-friendly, fairly quiet and many amenities". These reviews describe the district, not specifically the Westroijen neighbourhood.
What is the average price for homes in this neighbourhood?
In the Westroijen neighbourhood, there are currently two homes for sale with an average asking price of €419,475. The average price per square metre is €3,326, and the average living area is 127 square metres. This home, at €300,000, sits well below those averages, which reflects its position relative to the local market.
How far is the train station from this home?
Tiel railway station is about 1.2 kilometres away, which is roughly a ten-minute walk. The station connects the town to the wider rail network. For bus travel, the stop Tiel, De Hennepe is just over 100 metres from the home, with lines 45, 48 and 148 serving the area.
What type of homes are in this neighbourhood?
Westroijen is a residential area where 98% of the homes are single-family houses. The housing stock dates almost entirely from the period 1970 to 1990, which matches this home's construction year of 1974. About 44% of the homes are owner-occupied, and the neighbourhood has around 804 homes in total.
Is the home's layout described in the listing?
The listing does not state the number of rooms, bedrooms or bathrooms. The living area is given as 119 square metres according to the BAG registration, and the plot is 148 square metres.
