Duifkruid 60
Passewaaij-Zuid-West, Tiel
AreaA quiet spot in Passewaaij-Zuid-West
This terraced house on Duifkruid 60 sits on a quiet road in a residential area of Passewaaij-Zuid-West, a neighbourhood in the south of Tiel. Built in 1997, the home has an energy label A, which is an efficient label. The asking price of €398,000 is on the high side compared with the average asking price for terraced houses in Tiel.
The home itself
According to the agent, the house has five rooms, three bedrooms and one bathroom spread over two floors, with a volume of 349 m³. The living area is listed as 85 m² by the agent, while the BAG registration records 100 m². The plot measures 157 m². There is a garden at the front and a 50 m² garden at the back, facing south. The property is fully owned. The agent mentions insulation in the roof, double glazing, wall and floor insulation, and says the home is fully insulated. Heating is via a combi boiler.
Life in Passewaaij-Zuid-West
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 is less positive, mentioning speeding drivers, noise and rubbish. The neighbourhood itself has around 2,550 inhabitants, and about 49% of households have children. For more on the area, see the Passewaaij-Zuid-West neighbourhood.
Amenities and transport
For daily errands, Albert Heijn is just around the corner, with MCD a couple of streets away. Basisschool De Waayer is a ten-minute walk, and the Rotondaschool is a bit further. The BENU Apotheek Passewaay is just around the corner, while Huisartsenpraktijk Arends, Huls & Tanck is a couple of streets away. Bus stop Tiel, Station Passewaaij with line 48 is on your doorstep, and Tiel Passewaaij train station is just around the corner. The municipality of Tiel offers further amenities within easy reach.
WOZ value and address data
The WOZ value on 1 January 2025 was €370,000, and the asking price is 8% above that value. Between 2020 and 2025 the WOZ value rose by 56%, from €237,000 to €370,000. As for address-level risks, these are area-level indications rather than an inspection of this specific home. The noise from road traffic is 44 dB Lden and from rail traffic 37 dB Lden, both below the noise standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. Pluvial flooding at heavy rain is medium, the current flood risk is elevated, and by 2050 it is medium. Heat stress is currently low, rising to medium by 2050.
Source
At the time of writing the home is offered via multiple channels, including Woonkoppel Makelaardij on Funda.
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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 Duifkruid 60, Tiel
How does the asking price compare with the WOZ value?
The WOZ value on 1 January 2025 was €370,000. The asking price of €398,000 is 8% above that value. Between 2020 and 2025 the WOZ value rose by 56%, from €237,000 to €370,000. The WOZ value is the municipal valuation, not the current market value.
What is the layout of this terraced house?
According to the agent, the house has five rooms, three bedrooms and one bathroom over two floors, with a volume of 349 m³. The agent lists the living area as 85 m², while the BAG registration records 100 m². The plot measures 157 m². There is a front garden and a 50 m² back garden facing south.
What is the energy label and what does it mean?
The home has energy label A, which is an efficient label. The agent also mentions insulation in the roof, double glazing, wall and floor insulation, and says the home is fully insulated. Heating is via a combi boiler. The energy label reflects the official registration, not a structural assessment.
What are the flood and foundation risks for this address?
These are area-level indications from public data, not an inspection of this specific home. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. Pluvial flooding at heavy rain is medium, the current flood risk is elevated, and by 2050 it is medium. Heat stress is currently low, rising to medium by 2050.
What shops and schools are nearby?
Albert Heijn is about 655 metres away, and MCD is about 1.5 km. Basisschool De Waayer is about 577 metres away, and the Rotondaschool is about 783 metres. The BENU Apotheek Passewaay is about 619 metres away, and Huisartsenpraktijk Arends, Huls & Tanck is about 2.4 km away.
How is the public transport connection?
Bus stop Tiel, Station Passewaaij with line 48 is about 260 metres away. Tiel Passewaaij train station is about 376 metres away. There are also bus stops at Wadenoijen, Kanaalbrug with line 811, about 1.1 km away, and Kapel Avezaath, Zoelensestraat with line 811, about 1.5 km away.
What do residents say about living in Tiel?
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 mentions issues with speeding and noise.
What is the neighbourhood like demographically?
Passewaaij-Zuid-West has around 2,550 inhabitants. About 49% of households have children, 33% are households without children, and 18% are single-person households. The average household size is 2.6. The age spread is fairly even, with 36% of residents aged 45 to 65, and 13% aged 65 or older.
