F.J. Ebbensstraat 6
Passewaaij-Noord-West, Tiel
NeighbourhoodA quiet spot in Passewaaij-Noord-West
This terraced house on F.J. Ebbensstraat sits in a residential area, on a quiet road. The home was built in 1994 and has an energy label B. With an asking price of €535,000, the price is on the high side compared to the market. For context, terraced houses in Tiel are listed at various price points.
Inside the home
According to the agent, the home has 4 rooms, 3 bedrooms, and 1 bathroom spread over 3 floors. The living area is listed as 120 m² by the agent, while the BAG registration records 148 m². The plot is 265 m². There is a front and back garden, and an attached brick garage. The home is fully owned, has roof insulation, double glazing, and wall insulation, and is heated by a central heating boiler.
The neighbourhood
Passewaaij-Noord-West is a neighbourhood with about 1,330 residents. Residents of the municipality of Tiel give their living environment an average score of 7.47, based on 18 reviews. One resident says: "It's a cosy neighbourhood and very multicultural." Another notes: "It's never boring," mentioning issues with speeding and noise. The neighbourhood has a mix of households, with 47% having children. For more on the area, see the Passewaaij-Noord-West neighbourhood.
Amenities and transport
For daily errands, Albert Heijn is just around the corner, and there are several other supermarkets within a short drive. Basisschool De Waayer is a couple of streets away, and Rotondaschool is a five-minute walk. The nearest GP is Huisartsenpraktijk Arends, Huls & Tanck, about 2 km away, while BENU Apotheek Passewaay is just around the corner. Bus stop Tiel, Station Passewaaij is on your doorstep, with line 48. The train station Tiel Passewaaij is also within walking distance. For more on the wider area, see the municipality of Tiel.
WOZ and address data
The WOZ value is €439,000, with a reference date of 2025-01-01. The asking price is 22% above this value. Between 2020 and 2025, the WOZ value rose by 50%, from €293,000 to €439,000. As for address risks, the noise level from road traffic is 51 dB Lden, which is above the norm, while railway noise is 40 dB Lden, below the norm. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding risk is medium, and current flood risk is elevated. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including 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 F.J. Ebbensstraat 6, Tiel
How does the asking price compare to the WOZ value?
The asking price of €535,000 is 22% above the WOZ value of €439,000, which was set on 2025-01-01. This means the asking price is higher than the municipal valuation. The WOZ value is not the same as the market value, but it is often used as a reference point.
What is the layout of this terraced house?
According to the agent, the home has 4 rooms, 3 bedrooms, and 1 bathroom, spread over 3 floors. The living area is listed as 120 m² by the agent, while the BAG registration records 148 m². There is a front and back garden, and an attached brick garage.
What is the energy label and what does it mean?
The energy label is B. This label indicates the home's energy performance, with B being a relatively efficient label. The agent also mentions roof insulation, double glazing, and wall insulation. Expect moderate energy costs, though the exact amount depends on usage.
What are the noise levels like at this address?
According to area-level data, the noise from road traffic is 51 dB Lden, which is above the norm. Railway noise is 40 dB Lden, which is below the norm. These are indications for the area, not a measurement at the property itself.
What is the foundation risk for this home?
The foundation risk indication is low, but the soil is clay, which is sensitive to settling. This is an area-level indication, not an inspection of this specific home. It means that in the broader area, foundation issues are not common, but the soil type can be a factor.
What are the flood risks for this property?
Area-level data indicates that pluvial flooding (from heavy rain) is medium, and the current flood risk is elevated. By 2050, the flood risk is expected to be medium. These are indications for the area, not a guarantee for this specific property.
Which supermarkets are nearby?
Albert Heijn is just around the corner, about 500 metres away. Other supermarkets within a short distance include MCD, Jumbo, Aldi, and PLUS, all within about 2.5 km. This makes daily grocery shopping convenient.
Which schools are close to this home?
Basisschool De Waayer is about 374 metres away, and Rotondaschool is about 557 metres away. Both are primary schools. There are also several other primary schools within a kilometre, such as De Bataaf and IKC Prins Maurits.
How is the public transport connection?
The bus stop Tiel, Station Passewaaij is on your doorstep, with line 48. The train station Tiel Passewaaij is about 200 metres away, so you can easily travel by train. There are also other bus stops within walking distance with additional lines.
What do residents say about living in this area?
Residents of the municipality of Tiel give their living environment an average score of 7.47, based on 18 reviews. One resident says: "It's a cosy neighbourhood and very multicultural." Another mentions issues with speeding and noise, saying "It's never boring." These reviews are about the municipality, not specifically this neighbourhood.
Statistics for Passewaaij-Noord-West
Figures on residents, liveability and the housing market
Experiences from Tiel-Zuid
How residents experience their district
Grew up here, lots of playgrounds and other families. Often I have to cycle far to reach certain amenities, for example there are no cafés in all of Passewaaij. Education is easily accessible and Passewaaij also has its own station. Quite close to parks in the area and also has a lot of greenery itself. Passewaaij has only one access road, which causes a lot of traffic and many complicated detours, so it's often difficult to reach.
Auto-translated to English by AIPeople are mainly preoccupied with themselves. Multicultural: nice! Too few shops and restaurants. Lots of diversity in housing with greenery and water. Good cycling network. Only one access road for car traffic. Too few parking spaces.
Auto-translated to English by AIStatistics for Tiel-Zuid
Figures on residents, liveability and the housing market
| Sale price | €586,729 | €469,875 |
|---|---|---|
| Sale per m² | €3,904 | – |
| Rent price | €1,395 p/m | €1,395 p/m |
| Rent per m² | €14 p/m | – |
Experiences from Tiel
How residents experience their municipality
I haven't encountered any problems. Good.
Auto-translated to English by AII live in Tiel and my experience here is not very special, it's a decent neighbourhood, everyone knows each other and there's a lot of gossip. I haven't lived in Tiel long myself, but Tiel is a cosy small town, where everything is easily accessible and within walking distance, very multicultural but a quiet neighbourhood.
Auto-translated to English by AITo be honest, there are a lot of things that need improvement in our neighbourhood. Almost daily we deal with speeding drivers, drunk people, and people under the influence of other drugs. We live on a street with a coffee shop, but there's also a lot of dealing going on. We've been threatened several times, among others by people staying here on a visa. We have nuisance from nightlife crowds shouting in the middle of the night, and rubbish is regularly dumped on the street. In short, this area is by no means safe to live in with two small children. We also often have to report the aforementioned issues, but virtually nothing is done about them by the municipality.
Auto-translated to English by AIQuite a cosy neighbourhood, child-friendly, fairly quiet and many amenities
Auto-translated to English by AIGood neighbourhood. You can talk to anyone and the neighbours always listen, help is always there. Besides that, there is a shopping centre nearby and plenty of schools.
Auto-translated to English by AIQuite a cosy neighbourhood, crime rate is quite high, child-friendly neighbourhood, easily accessible, shops and schools within walking distance.
Auto-translated to English by AILiving in Sterrebos means coming home to peace and greenery every day, while all amenities are nearby. This neighbourhood has a pleasant, open atmosphere with many trees, walking paths, and playgrounds. Children can play outside safely, neighbours still greet each other, and within minutes you are in the centre of Tiel or on the main roads towards Utrecht, Arnhem, and Nijmegen. The houses in Sterrebos are spacious and light, often with large gardens and parking right outside the door. It is also lovely to walk towards the Waaldijk, or simply relax in your own garden with a view of the greenery around the neighbourhood. For families, starters, and seniors alike, this is a wonderful place to live quietly without compromising on accessibility and amenities.
Auto-translated to English by AICosy
Auto-translated to English by AIStatistics for Tiel
Figures on residents, liveability and the housing market
| Sale price | €513,266 | €433,739 |
|---|---|---|
| Sale per m² | €4,038 | – |
| Rent price | €1,258 p/m | €1,258 p/m |
| Rent per m² | €18 p/m | – |
Location and amenities
F.J. Ebbensstraat 6, Tiel
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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