A quiet spot in Passewaaij-Noord-Oost
This terraced house on Ganzerik 10 sits on a quiet road with a free view, in the Passewaaij-Noord-Oost neighbourhood of Tiel. Built in 1995, it's a two-storey family home with an A+ energy label. The asking price of €389,000 is keen compared to the neighbourhood average asking price of €1,014,833. For context, [terraced houses in Tiel] are listed at various price points.
The home itself
The agent describes this as a single-family terraced house with five rooms, four bedrooms and one bathroom spread over two floors. The living area is 103 m² according to the agent, while the BAG registration lists 97 m²; the plot is 139 m² in both. There's a rear garden of 45 m² facing south, accessible via the back alley, plus a front garden and a sun terrace. The home has full ownership, insulation in the roof, walls and floor, double glazing, and a central heating boiler.
Life in Passewaaij-Noord-Oost
Residents across 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: "I haven't encountered any problems. Good." The neighbourhood itself has around 2,650 residents, with 48% of households having children. It's a quiet, multicultural area where people know each other, according to the reviews. For more on [the Passewaaij-Noord-Oost neighbourhood], you can read the full profile.
Amenities and transport
For daily errands, the Albert Heijn is just around the corner, with Jumbo and Aldi a ten-minute walk away. The Rotondaschool and IKC Prins Maurits are both within a short walk for primary education. The BENU Apotheek Passewaay is a couple of streets away, and Huisartsenpraktijk Arends, Huls & Tanck is about a ten-minute walk. Bus stops at Reuchlinlaan (lines 48, 248, 648) and Wadenoijenlaan (line 48) are nearby, and Tiel Passewaaij train station is a ten-minute walk. The municipality of Tiel offers further amenities and services.
WOZ and address data
The WOZ value for this home is €362,000 as of 1 January 2025, and the asking price is 7% above that value. Between 2020 and 2025, the WOZ value rose by 65%, from €220,000 to €362,000. As for address-level risks, the noise from road traffic is 42 dB Lden and from rail traffic 30 dB Lden, both below the noise standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding risk is low, while current flood risk is elevated and medium by 2050; heat stress is low now and medium by 2050. 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 Familie Beekhuizen Makelaardij and Familie Beekhuizen Makelaardij on Funda.
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Features
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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 Ganzerik 10, Tiel
How does the asking price compare to the WOZ value?
The asking price of €389,000 is 7% above the WOZ value of €362,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price is also keen compared to the neighbourhood average asking price of €1,014,833, and it's the cheapest of the nine homes currently for sale in Passewaaij-Noord-Oost.
What is the layout of this terraced house?
According to the agent, this is a two-storey single-family terraced house with five rooms, four bedrooms and one bathroom. The living area is 103 m² per the agent, while the BAG registration lists 97 m². The plot is 139 m². There's a rear garden of 45 m² facing south, accessible via the back alley, plus a front garden and a sun terrace.
What is the energy label and what does it mean?
The energy label is A+, which is an efficient label. The agent also states the home has roof, wall and floor insulation, double glazing, and a central heating boiler. The energy label reflects the official registration, and the insulation features are as described by the agent. Expect relatively low energy costs for a home of this size and age.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data. The soil is clay, which is sensitive to settling. This is an area-level indication based on open data, not an inspection of this specific home. The noise from road traffic is 42 dB Lden and from rail traffic 30 dB Lden, both below the noise standard.
What are the flood and heat risks for this property?
According to the climate risk data, pluvial flooding (from heavy rain) is low, while the current flood risk is elevated and medium by 2050. Heat stress is low now and medium by 2050. These are area-level indications from the Klimaateffectatlas, not a property-specific assessment. They describe the broader area around Ganzerik 10.
Which supermarkets are closest to Ganzerik 10?
The nearest supermarket is Albert Heijn, about 562 metres away, which is a five-minute walk. Jumbo and Aldi are both about 1.1 km away, a ten-minute walk. There are 11 supermarkets within 5 km, including a PLUS at 2.2 km and another Albert Heijn at 2.3 km. For daily groceries, the Albert Heijn is the most convenient option.
What schools are near this home?
The nearest primary school is Rotondaschool, about 385 metres away, followed by IKC Prins Maurits at 485 metres and Christelijke Basisschool Prins Maurits West at 487 metres. There are 32 schools within 5 km, including several other primary schools. For secondary education, the nearest is about 2.1 km away, according to CBS data.
How is the public transport in this area?
The nearest bus stop is Tiel, Reuchlinlaan, about 493 metres away, with lines 48, 248 and 648. Other stops include Tiel, Wadenoijenlaan (line 48) at 870 metres and Tiel, Waardenburglaan (line 543) at 875 metres. The nearest train station is Tiel Passewaaij, about 945 metres away, which is a ten-minute walk.
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: "It's a cosy neighbourhood and very multicultural." Another notes: "I haven't encountered any problems. Good." A third describes Tiel as a cosy small town where everything is easily accessible and within walking distance.
How has the WOZ value developed over the past five years?
The WOZ value of this home has risen by 65% between 2020 and 2025, from €220,000 to €362,000. The annual values were: €220,000 in 2020, €245,000 in 2021, €310,000 in 2022, €314,000 in 2023, €315,000 in 2024, and €362,000 in 2025. The reference date for the current value is 1 January 2025.
