A quiet spot in Passewaaij-Noord-Oost
This terraced house on Meikers 5 sits in Passewaaij-Noord-Oost, a residential part of Tiel that was built in the 1990s. The setting is described as a quiet road with an open view, which gives the home a calm feel from the moment you arrive. With a living area of 98 m² according to the agent, this is a compact family home. The asking price of €395,000 is 57% below the neighbourhood average asking price of €926,227, which puts it on the keen side compared with other homes currently for sale. For a sense of what else is available, you can compare with other terraced houses in Tiel.
The home itself
Built in 1993, this two-storey terraced house has five rooms, including four bedrooms and one bathroom. The agent lists the living area at 98 m², while the BAG registration records 97 m², a small difference between the two sources. The plot measures 140 m² according to both the agent and the BAG registration. Outside, there is a front garden and a back garden of 63 m², with the back garden facing northwest and accessible via the back alley. The home has full ownership, so there is no leasehold to worry about. According to the agent, the insulation includes roof insulation, double glazing, wall insulation and floor insulation, and the heating runs on a central heating boiler.
Life in Passewaaij-Noord-Oost
Passewaaij-Noord-Oost is a neighbourhood where most homes were built between 1990 and 2010, and it has a mix of households, with 48% of them having children. 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", adding that Tiel is a cosy small town where everything is easily accessible and within walking distance. Another resident, however, describes a less positive experience, mentioning speeding drivers, drunk people and nuisance from nightlife crowds, and concludes that the area is by no means safe to live in with two small children. These reviews reflect the wider municipality rather than this specific neighbourhood, so they give a general impression rather than a precise picture of Passewaaij-Noord-Oost. For more detail on the area, you can read about the Passewaaij-Noord-Oost neighbourhood.
Amenities and transport
Daily errands are well covered around this home. The Albert Heijn is just around the corner, while the Jumbo and Aldi are a couple of streets away. For primary education, the Rotondaschool is a five-minute walk, and the Christelijke Basisschool Prins Maurits West is also close by. The nearest GP, Huisartsenpraktijk Arends, Huls & Tanck, is about 1.4 km away, and the BENU Apotheek Passewaay is just around the corner. For public transport, the bus stop Tiel, Reuchlinlaan is a five-minute walk and serves lines 48, 248 and 648. The train station Tiel Passewaaij is a ten-minute walk, and the hospital Ziekenhuis Rivierenland is about 1.9 km away. All of this sits within the municipality of Tiel.
WOZ and address data
The WOZ value for this home is €375,000, based on the reference date of 1 January 2025. The asking price of €395,000 is 5% above this WOZ value. Over the past five years, the WOZ value has risen by 68%, from €223,000 in 2020 to €375,000 in 2025. As for the address, the noise level from road traffic is 41 dB Lden, which is not above the noise standard, and from rail traffic it is 30 dB Lden, also not above the standard. The foundation risk indication is low, though the soil is clay, which is noted as sensitive to settling. For climate risks, the indication for pluvial flooding at heavy rain is medium, the current flood risk is elevated, and by 2050 it is expected to be medium. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications based on public risk data, not an inspection of this specific home.
Source and agent
At the time of writing, this home is offered via multiple channels, including Familie Beekhuizen Makelaardij on Funda and other platforms. The listing has been active since 22 October 2026.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
Details of this home
Transfer
Price
Energy
Save up to € 400 on your energy billCompare nowAreas and volume
Layout
Construction
Outdoor space
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 Meikers 5, Tiel
How does the asking price compare with the WOZ value?
The asking price is €395,000, while the WOZ value is €375,000 as of 1 January 2025. This means the asking price is 5% above the WOZ value. The WOZ value is the municipal valuation, not the current market value, so this comparison gives an indication of how the asking price relates to the official valuation.
What is the layout of this terraced house?
The home has five rooms in total, including four bedrooms and one bathroom, spread over two floors. The living area is 98 m² according to the agent, while the BAG registration records 97 m². The plot measures 140 m². There is a front garden and a back garden of 63 m², with the back garden facing northwest and accessible via the back alley.
What is the energy label and what does it mean for costs?
The energy label is B. This is an efficient label, so you can expect relatively moderate energy costs compared with less efficient labels. The agent also states that the home has roof insulation, double glazing, wall insulation and floor insulation, which supports the efficiency. The heating runs on a central heating boiler.
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 noted as sensitive to settling. This is an area-level indication based on data from sources like the Atlas Leefomgeving, not an inspection of this specific home. The actual condition of the foundation would require a separate assessment.
What are the flood and climate risks for this area?
The climate risk indications for this address are as follows: pluvial flooding at heavy rain is medium, the current flood risk is elevated, and by 2050 it is expected to be medium. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications based on public data, not a specific assessment of this home.
Which supermarkets are closest to this home?
The nearest supermarket is the Albert Heijn at 560 metres, which is about a five-minute walk. The Jumbo and Aldi are both at 1,151 metres, roughly a ten-minute walk. There are also other options within a few kilometres, including a PLUS at 2,163 metres and another Albert Heijn at 2,263 metres.
What schools are near this property?
The nearest primary school is the Rotondaschool at 385 metres, which is about a five-minute walk. The Christelijke Basisschool Prins Maurits West is at 480 metres, and IKC Prins Maurits is at 514 metres. There are also other primary schools within a short distance, such as Basisschool De Waayer at 543 metres and De Bataaf at 571 metres.
How is the public transport connection from this home?
The nearest bus stop is Tiel, Reuchlinlaan at 525 metres, which serves lines 48, 248 and 648. There are also stops at Tiel, Wadenoijenlaan (874 metres, line 48) and Tiel, Waardenburglaan (876 metres, line 543). The train station Tiel Passewaaij is at 908 metres, about 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 describes Tiel as a cosy small town where everything is easily accessible and within walking distance, and notes it is very multicultural. Another resident, however, mentions issues such as speeding drivers and nuisance from nightlife, and says the area is not safe for small children. These reviews reflect the wider municipality, not this specific neighbourhood.
How has the WOZ value developed over the past five years?
The WOZ value has risen from €223,000 in 2020 to €375,000 in 2025, an increase of 68% over that period. The yearly values were €237,000 in 2021, €284,000 in 2022, €322,000 in 2023 and €330,000 in 2024. This shows a steady upward trend in the municipal valuation.
