A 1920s terraced house on a quiet road
On a quiet road in a residential area of Tiel stands this terraced house from 1920, with an energy label C. The asking price is €325,000, and the price per square metre is €4,062 based on the agent's listed floor area. For a sense of supply, there are currently five homes for sale in De Lok, with an average asking price of €320,800. If you are curious about the wider picture, you can compare with other terraced houses in Tiel.
The home itself
According to the agent, this house has three rooms, two bedrooms and one bathroom spread over two floors, with a volume of 283 m³. The living area is listed as 80 m² by the agent, while the BAG registration gives 79 m². The plot is 160 m² according to both the agent and the BAG. There is a back garden of 68 m² and a front garden, with the back garden facing northeast and accessible via the back alley. The property is freehold, and the agent mentions insulation in the form of roof insulation, largely double glazing and wall insulation, plus a central heating boiler.
De Lok, a neighbourhood with mixed reviews
De Lok is a neighbourhood in Tiel with about 1,165 residents, and the average household size is 2.0. Residents of the wider district give an average score of 7.6 out of 10, based on eleven reviews. One resident says: "To 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." Another resident, from a different part of the district, says: "Living in Sterrebos means coming home to peace and greenery every day, while all amenities are nearby." These reviews cover the district as a whole, not specifically De Lok. For more on the area, you can read about the De Lok neighbourhood.
Amenities and transport
For daily groceries, Jumbo and Lidl are just around the corner, and Albert Heijn is a five-minute walk away. Primary schools are close by: Rooms Katholieke Basisschool De Dagobert and CBS Prins Willem-Alexander are both a couple of streets away. The nearest GP is Huisartsenpraktijk Drumpt, about a ten-minute walk, and the BENU Apotheek Danser is just around the corner. For public transport, bus line 812 stops at Tiel, Lokstraat, a couple of streets away, and bus lines 42, 44, 45, 46, 48, 148, 248, 543 and 648 stop at Tiel, Veemarkt, also a couple of streets away. Tiel train station is a ten-minute walk. The municipality of Tiel offers more context on the wider area, which you can explore via the municipality of Tiel.
WOZ value and address data
The WOZ value for this home is €332,000, based on the reference date 1 January 2025. The asking price of €325,000 is 2% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 87%, from €178,000 to €332,000. As for address-level risks, these are area-level indications rather than an inspection of this specific home. The noise level from road traffic is 50 dB Lden, which is above the noise standard, while railway noise is 33 dB Lden, below the standard. The foundation risk indication is elevated, partly because the home was built in 1920 on clay soil, and the groundwater level is expected to drop towards 2050. For climate risks, pluvial flooding at heavy rain is indicated as elevated, as is the current flood risk, while the flood risk for 2050 is low. Heat stress is low now, but medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Makelaarskantoor Budding BV.
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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 Hoveniersweg 98, Tiel
How does the asking price compare with the WOZ value?
The asking price of €325,000 is 2% below the WOZ value of €332,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value rose by 87%, from €178,000 to €332,000. This comparison is precomputed and does not imply that the home is underpriced or overpriced.
What is the layout of this terraced house?
According to the agent, the home has three rooms, two bedrooms and one bathroom, spread over two floors. The living area is listed as 80 m² by the agent, while the BAG registration gives 79 m². The plot is 160 m². There is a back garden of 68 m² and a front garden, with the back garden facing northeast and accessible via the back alley.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates the energy performance of the home, and a C label means moderate energy efficiency. You can expect energy costs that are neither very low nor very high, but the exact amount depends on your usage and energy prices. The agent also mentions insulation in the form of roof insulation, largely double glazing and wall insulation, which may help with energy consumption.
What is the foundation risk for this home?
The foundation risk indication for this address is elevated, according to area-level data from KCAF and the Klimaateffectatlas. This is an indication for the area, not an inspection of this specific home. The home was built in 1920 on clay soil, and the groundwater level is expected to drop towards 2050, which can increase the risk for wooden foundations. No specific defects are stated.
What are the noise levels around this address?
The noise level from road traffic is 50 dB Lden, which is above the Dutch noise standard. Railway noise is 33 dB Lden, which is below the standard. These are area-level indications based on public data from Atlas Leefomgeving, with a reference year of 2022 for road traffic and 2023 for railway noise. They do not reflect an on-site measurement at the property.
Which supermarkets are nearby?
Jumbo and Lidl are both about 326 metres away, which is just around the corner. Albert Heijn is about 525 metres away, a five-minute walk. There are also a PLUS supermarket at 716 metres and another Jumbo at 1,692 metres. In total, there are 11 supermarkets within 5 kilometres of this home.
What schools are close to this home?
Several primary schools are within walking distance. Rooms Katholieke Basisschool De Dagobert is about 413 metres away, and CBS Prins Willem-Alexander is about 421 metres away. There is also a school for special secondary education, Sonnewijser unit vervolgonderwijs Tiel, at 396 metres. The nearest secondary school is about 1.7 kilometres away.
How is the public transport connection?
Bus line 812 stops at Tiel, Lokstraat, about 385 metres away, and at Tiel, Santwyckse Poort, about 394 metres away. At Tiel, Veemarkt, about 467 metres away, you can catch bus lines 42, 44, 45, 46, 48, 148, 248, 543 and 648. Tiel train station is about 786 metres away, a ten-minute walk.
What do residents say about the district?
Residents of the district, which includes De Lok, give an average score of 7.6 out of 10, based on eleven reviews. One resident mentions issues like speeding drivers and nuisance from nightlife, while another, from a different part of the district, praises the peace and greenery. These reviews cover the district as a whole, not specifically De Lok.
What is the average asking price in De Lok?
In De Lok, there are currently five homes for sale, with an average asking price of €320,800 and a median price of €325,000. The price range is from €239,000 to €375,000. The average asking price per square metre is €3,709, and the average floor area is 87 m². This home's asking price of €325,000 is one of the figures in this range.
