Paulus Potterstraat 46
Rauwenhof, Tiel
AreaA quiet spot in Rauwenhof
This terraced house sits on Paulus Potterstraat in Rauwenhof, a residential area in Tiel-Noord. The setting is described as quiet, sheltered and with an open view, which gives the home a calm feel from the moment you arrive. Built in 1988, it offers a practical layout across two floors. The asking price of €435,000 is on the high side compared with the average asking price in the neighbourhood. For context, [terraced houses in Tiel] give you a sense of what similar homes go for across the municipality.
The home itself
The house has four rooms, including three bedrooms and one bathroom, spread over two floors. The living area is listed at 107 m² according to the BAG registration, while the agent lists 93 m². The plot measures 208 m². Outside, there is a rear garden of 75 m² facing southeast, plus a front garden, and an attached brick garage. The property is freehold. According to the agent, the insulation includes roof insulation, partial double glazing, wall insulation and floor insulation. Heating comes from a combi boiler with partial underfloor heating.
Life in Rauwenhof
Rauwenhof is a neighbourhood where people seem to know each other. Residents of the district give it an average score of 7.55, based on five reviews. One resident says: "It's a cosy neighbourhood and very multicultural", adding that Tiel is a small town where everything is easily accessible and within walking distance. Another describes it as "quite a cosy neighbourhood, child-friendly, fairly quiet and many amenities". A third simply notes: "I haven't encountered any problems. Good." The neighbourhood has around 2,875 residents, with a mix of ages and household types. For more on what it is like to live here, have a look at [the Rauwenhof neighbourhood].
Amenities and transport
Daily errands are well covered. The nearest supermarket, a PLUS, is just around the corner, with a Jumbo and an Aldi a ten-minute walk away. For primary education, Openbare Basisschool de Moespot and Stefanusschool are both within a ten-minute walk. The nearest GP is Huisartsenpraktijk Elzinga, and the Regioapotheek Rivierenland pharmacy is close by. Bus stops are on your doorstep: Tiel, Sportpark Rauwenhof is served by line 46, and Tiel, Rauwenhof by lines 44 and 46. The train station in Tiel is about a ten-minute walk. All of this sits within [the municipality of Tiel].
WOZ and address data
The WOZ value is €376,000 as of 1 January 2025. The asking price is 16% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 49%, from €253,000 to €376,000. As for address-level risks, these are area-level indications rather than an inspection of this specific home. The road traffic noise level is 49 dB Lden, which is above the noise standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding at heavy rain is low, while the current flood risk is elevated and the 2050 flood risk is medium. Heat stress is currently low, rising to medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Dolron Rivierenland Makelaars.
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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 Paulus Potterstraat 46, Tiel
How does the asking price compare to the WOZ value?
The asking price of €435,000 is 16% above the WOZ value of €376,000, 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 increased by 49%, from €253,000 to €376,000.
What is the layout of this terraced house?
The house has four rooms, including three bedrooms and one bathroom, spread over two floors. The living area is listed as 107 m² in the BAG registration, while the agent lists 93 m². The plot measures 208 m². There is a rear garden of 75 m² facing southeast, a front garden, and an attached brick garage.
What is the energy label and what does it mean for costs?
The home has energy label B. This is an efficient label, so you can expect relatively moderate energy costs compared with less efficient labels. The agent also notes roof insulation, partial double glazing, wall insulation and floor insulation, along with a combi boiler and partial underfloor heating.
What do residents say about the area?
Residents of the district give it an average score of 7.55, based on five reviews. One resident describes it as a cosy, multicultural neighbourhood where everything is easily accessible and within walking distance. Another calls it child-friendly, fairly quiet and full of amenities. A third says they have not encountered any problems.
What are the noise levels around this address?
The road traffic noise level is 49 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 36 dB Lden and industrial noise is 47 dB Lden, both below their respective standards. These are area-level indications from public risk data, not an inspection of this specific home.
What is the foundation risk for this property?
The foundation risk indication is low. The soil is clay, which is sensitive to settling. This is an area-level indication based on public data, not an inspection of this specific home. It gives a general sense of the risk in the area rather than a verdict on this particular property.
What supermarkets are nearby?
The nearest supermarket is a PLUS, just around the corner at about 755 metres. A Jumbo and an Aldi are both about 1.3 km away, and an Albert Heijn is about 1.7 km away. There are 11 supermarkets within 5 km, so daily groceries are well covered.
How is the public transport connection?
The nearest bus stop is Tiel, Sportpark Rauwenhof, served by line 46, just around the corner. Tiel, Rauwenhof is served by lines 44 and 46, and Tiel, ROC Rivor by lines 44, 46 and 648. The train station in Tiel is about 1.3 km away.
What schools are close to this home?
For primary education, Openbare Basisschool de Moespot and Stefanusschool are both within a ten-minute walk. Brede zorgschool de Cambier, a special secondary school, is also close by. Lingecollege Mavo, a secondary school, is about 930 metres away. In total, there are 32 schools within 5 km.
What is the flood risk for this address?
The current flood risk is elevated, while the 2050 flood risk is medium. Pluvial flooding at heavy rain is low. Heat stress is currently low, rising to medium by 2050. These are area-level indications from the Klimaateffectatlas, not an inspection of this specific home.
