A terraced house on a quiet street
This 1930s terraced house sits on the Nieuweweg in Sterrebos, a neighbourhood in the heart of Tiel. The agent describes the setting as a quiet road in the centre, so daily life is compact and convenient. With five rooms spread over two floors, there is room for a household without feeling oversized. The asking price of €340,000 is 19% below the neighbourhood average asking price of €420,690. For a sense of what this price buys across the wider market, have a look at terraced houses in Tiel.
The home itself
According to the agent, the house has three bedrooms and one bathroom, with a living area of 72 m². The BAG registration records a larger living area of 92 m², so the two sources differ. The plot measures 139 m² according to both the BAG and the agent. Outside, there is a rear garden of 86 m² facing west, plus a front garden, and a roof terrace adds an extra outdoor spot. The agent notes double glazing and floor insulation, a central heating boiler with partial underfloor heating, and full ownership. The energy label is F, which is the least efficient label, so heating costs are likely to be on the higher side.
Life in Sterrebos
Residents of the district of Tiel kern give their area an average score of 7.6, based on eleven reviews. One resident describes Sterrebos as a place where you come home to peace and greenery, with trees, walking paths, and playgrounds, and where children can play outside safely. Another resident, however, paints a different picture, mentioning speeding drivers, noise from nightlife, and rubbish on the streets, and concludes that the area is by no means safe to live in with small children. These two views show how varied experiences can be within the same district. Around 1,500 people live in the neighbourhood, and a large share of households are single-person, at 48%. The neighbourhood has a mix of older and newer homes, with 74% built before 1945. For more context, you can read about the Sterrebos neighbourhood.
Amenities and transport
Groceries are close by, with an Albert Heijn just around the corner and a Jumbo and a Lidl a couple of streets away. For primary education, Montessori Tiel is a five-minute walk, and Lingecollege for secondary education is also within walking distance. The nearest GP is Huisartsenpraktijk Sündermann, a ten-minute walk, and the BENU Apotheek Danser is just around the corner. The bus stop at Heiligestraat is on your doorstep, with lines 44, 248, and 648, and the train station in Tiel is a ten-minute walk. The municipality of Tiel provides the broader setting, and you can find more about it via the municipality of Tiel.
WOZ value and address data
The WOZ value on 1 January 2025 was €326,000, and the asking price is 4% above that value. Between 2020 and 2025, the WOZ value rose by 85%, from €176,000 to €326,000. As for the address, the noise level from road traffic is 49 dB Lden, which is above the noise standard, while railway and industrial noise are below their standards. The foundation risk indication is elevated, based on the 1930 construction on clay soil, and the climate data shows an elevated risk of pluvial flooding and current flood risk, with a low flood risk by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Dolron Rivierenland Makelaars and listings on Funda and their own site.
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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 Nieuweweg 89, Tiel
How does the asking price compare with the neighbourhood average?
The asking price of €340,000 is 19% below the neighbourhood average asking price of €420,690. The average price per square metre in the neighbourhood is €4,156, while this home is listed at €4,722 per square metre based on the agent's living area of 72 m². The living area is 29% smaller than the neighbourhood average of 102 m².
What is the layout of this terraced house?
According to the agent, the house has five rooms, including three bedrooms and one bathroom, spread over two floors. The living area is listed as 72 m² by the agent, while the BAG registration records 92 m². The plot is 139 m². There is a rear garden of 86 m² facing west, a front garden, and a roof terrace. The agent also notes double glazing, floor insulation, a central heating boiler, and partial underfloor heating.
What is the WOZ value of this home?
The WOZ value on 1 January 2025 was €326,000. The asking price of €340,000 is 4% above that value. Over the past five years, the WOZ value has risen by 85%, from €176,000 in 2020 to €326,000 in 2025. This reflects the municipal valuation for tax purposes, not the current market value.
What are the noise levels around this address?
The noise level from road traffic is 49 dB Lden, which is above the noise standard. Railway noise is 32 dB Lden, and industrial noise is 49 dB Lden, both below their respective standards. These figures come from public data on the address level and are indications for the area, not measurements inside the home.
What is the foundation risk for this property?
The foundation risk indication is elevated. This is based on the home being built in 1930 on clay soil, which may mean wooden piles or a shallow foundation. The area is also a KCAF attention zone, with 63% of properties in this postcode area built before 1970. The groundwater level is expected to drop towards 2050, which can increase risk for wooden foundations. This is an area-level indication, not an inspection of this specific home.
Which supermarkets are nearby?
An Albert Heijn is just around the corner at about 190 metres. A Jumbo and a Lidl are both about 879 metres away, which is a ten-minute walk. There are also other supermarkets within a short distance, including another Jumbo and an Aldi at about 1 kilometre. In total, there are 11 supermarkets within 5 kilometres.
What public transport options are available?
The nearest bus stop is Tiel, Heiligestraat, about 90 metres away, with lines 44, 248, and 648. Another stop, Tiel, Veemarkt, is about 218 metres away and serves lines 42, 44, 45, 46, 48, 148, 248, 543, and 648. The train station in Tiel is about 522 metres away, a ten-minute walk.
What is the neighbourhood like according to residents?
Residents of the district of Tiel kern give an average score of 7.6 out of 11 reviews. One resident praises the peace and greenery, with playgrounds and safe areas for children. Another resident reports issues with speeding, noise, and rubbish, and feels it is not safe for small children. These reviews reflect the wider district, not just Sterrebos itself.
What is the energy label and what does it mean?
The energy label is F, which is the least efficient label. This means the home is likely to have higher energy costs compared with more efficient homes. The agent notes that the home has double glazing and floor insulation, which are separate features. The label itself does not indicate the condition of the construction.
