Hoogendijkstraat 4
Het Ooij, Tiel
AreaA 1918 terraced house in the heart of Tiel
This terraced house on Hoogendijkstraat 4 sits in Het Ooij, a neighbourhood in Tiel where life happens on the street. Built in 1918, it has a classic pre-war character with a modern touch. The asking price of €315,000 is in line with the market, according to the comparison with the neighbourhood average. For context, that average asking price in Het Ooij is €459,800, so this home sits well below it. If you are looking at [terraced houses in Tiel], this one offers a different price point than most.
Inside the home
The agent describes this as a single-family home with four rooms, three bedrooms and one bathroom spread over two floors. The living area is 72 m² according to the agent, while the BAG registration lists 74 m². The plot is 75 m². It has double glazing and a central heating boiler. The garden is at the back, and the property is in full ownership. The home is set both in the centre and in a residential area, which gives it a practical position for daily life.
Life in Het Ooij
Het Ooij is a mixed neighbourhood, and residents of the wider district give it an average score of 7.6 based on eleven reviews. One resident describes it as "never boring", mentioning speeding drivers, nightlife noise and rubbish on the street, and concludes that the area is not safe for small children. Another resident, from the Sterrebos part of the district, praises the peace, greenery and playgrounds, saying children can play outside safely and neighbours greet each other. Two very different experiences of the same district. Around 41% of households have children, and 34% are single-person households. The neighbourhood has 1,309 homes, of which 41% are owner-occupied. You can read more about [the Het Ooij neighbourhood] on our page.
Amenities and getting around
Daily errands are easy from here. Jumbo and Lidl are just around the corner, and Albert Heijn and PLUS are a ten-minute walk away. For primary education, CBS Prins Willem-Alexander is a couple of streets away, and De Achtbaan is a five-minute walk. The nearest GP is Huisartsenpraktijk Drumpt, about a ten-minute walk, and BENU Apotheek Danser is a couple of streets away. Bus stop Tiel, Lokstraat is on your doorstep with line 812, and Tiel, De Hennepe with lines 45, 48 and 148 is a five-minute walk. Tiel train station is a ten-minute walk. For more on the wider area, see [the municipality of Tiel].
WOZ value and address data
The WOZ value is €276,000 with a reference date of 1 January 2025. The asking price is 14% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 78%, from €155,000 to €276,000. As for the address itself, the road noise from traffic is 56 dB Lden, above the noise standard, while railway noise is 34 dB Lden, below the standard. The foundation risk indication is elevated, and the soil is clay. These are area-level indications from public data, not an inspection of this specific home. Pluvial flooding at heavy rain is low, while the current flood risk is elevated and the 2050 flood risk is medium.
Source
At the time of writing, the home is offered via multiple channels, including Witte Makelaars, Huispedia, Funda and 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 Hoogendijkstraat 4, Tiel
How does the asking price compare to the WOZ value?
The WOZ value is €276,000 with a reference date of 1 January 2025. The asking price of €315,000 is 14% above that WOZ value. The WOZ is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value rose by 78%, from €155,000 to €276,000.
What is the layout of this terraced house?
According to the agent, this is a single-family home with four rooms, three bedrooms and one bathroom spread over two floors. The living area is 72 m² according to the agent, while the BAG registration lists 74 m². The plot is 75 m². It has double glazing and a central heating boiler, and the garden is at the back.
What is the foundation risk for this address?
The foundation risk indication is elevated, and the soil is clay. This is an area-level indication from public data, not an inspection of this specific home. The home was built in 1918, and in this postcode area 69% of properties were built before 1970. The groundwater level is expected to drop towards 2050, which increases the risk for wooden foundations.
Which supermarkets are nearby?
Jumbo and Lidl are both just around the corner at about 232 metres. Albert Heijn is about 953 metres away and PLUS is about 982 metres, both roughly a ten-minute walk. In total, there are 11 supermarkets within 5 km of this home.
What do residents say about the district?
Residents of the wider district give it an average score of 7.6 based on eleven reviews. One resident describes the area as "never boring", mentioning speeding drivers, nightlife noise and rubbish on the street. Another resident, from the Sterrebos part of the district, praises the peace, greenery and playgrounds. The reviews reflect very different experiences of the same district.
How far is the train station?
Tiel train station is about 1,234 metres away, which is roughly a ten-minute walk. The nearest bus stop is Tiel, Lokstraat at about 197 metres, with line 812. Tiel, De Hennepe with lines 45, 48 and 148 is about 718 metres away.
What is the energy label and what does it mean?
The energy label is D. This is not the most efficient label, so expect moderate energy costs for heating and electricity. The home has double glazing according to the agent. The label is a fact about the home, not a judgement on its condition.
How does the price per m² compare to the neighbourhood?
The asking price per m² is €4,375, based on the agent's listed living area of 72 m². The average asking price per m² in Het Ooij is €4,126. The asking price of €315,000 is 31% below the neighbourhood average asking price of €459,800.
