A calm spot in Sterrebos
Roosjestin 18 is a terraced house from 2011, tucked away in the Sterrebos neighbourhood of Tiel. The home sits on a quiet road in a residential area with an open setting, so the atmosphere here is peaceful rather than bustling. With a living area of 86 square metres according to the BAG registration (the agent lists 87), this is a compact but well-arranged home. The asking price is €379,000. For a sense of what else is on offer, you can compare it with other [terraced houses in Tiel]( /koopwoningen/tiel/tussenwoningen/).
The home itself
Inside, the house has four rooms, including three bedrooms and one bathroom, spread over two floors. The total volume is 357 cubic metres. Outside, there is a front garden, a back garden of 44 square metres and a sun terrace, with the garden facing west and accessible via the back alley. The home is fully owned, so there is no leasehold to worry about. According to the agent, the insulation covers the roof, walls and floor, with HR glazing throughout, and the heating runs on a combi boiler with partial underfloor heating.
Life in Sterrebos
Sterrebos is a neighbourhood where residents seem to have quite different experiences. One resident describes coming home to peace and greenery every day, with trees, walking paths and playgrounds, and says children can play outside safely. Another resident, however, paints a less rosy picture, mentioning speeding drivers, noise from nightlife and rubbish on the street, and concludes the area is by no means safe for small children. These reviews are based on eleven responses from the wider district, so they reflect the area around Sterrebos rather than this specific street. The average score given by residents is 7.6 out of 10. About 1,500 people live in the neighbourhood, and a quarter of the homes were built after 2010, which matches the relatively recent construction of this house. For more context, you can read about [the Sterrebos neighbourhood]( /buurt/sterrebos-tiel/).
Amenities and transport
The daily essentials are close by. The nearest primary school, Floriant, is a couple of streets away, and the Lingecollege secondary school is practically on your doorstep. For groceries, Albert Heijn is a five-minute walk, with Jumbo and Aldi just a bit further. The GP practice Huisartsenpraktijk Sündermann and the BENU Apotheek Danser are both within a ten-minute walk, and Ziekenhuis Rivierenland hospital is about a ten-minute walk as well. Public transport is well covered: the bus stop at Lingecollege, served by lines 44, 45, 248 and 648, is right outside, and Tiel train station is a ten-minute walk. The municipality of Tiel as a whole offers a range of services and connections, as you can see on the page for [the municipality of Tiel]( /gemeente/tiel/).
WOZ and address data
The WOZ value is not stated in the available data, so there is no municipal valuation to compare with the asking price here. The address-level risk data from public sources (Atlas Leefomgeving, KCAF, Klimaateffectatlas) gives some indications for the area. Road traffic noise is measured at 49 dB Lden, which is above the noise standard, while railway and industrial noise stay below their standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. For climate, the indication for pluvial flooding at heavy rain is elevated, as is the current flood risk, but the flood risk for 2050 is low. Heat stress is currently low, rising to medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Het Makelaarshuys and Het Makelaarshuys Tiel on Funda.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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Frequently asked questions
About Roosjestin 18, Tiel
What is the asking price for this terraced house in Tiel?
The asking price is €379,000. The price per square metre is €4,356, calculated from the agent's listed living area of 87 square metres. For context, the average asking price for homes currently for sale in Sterrebos is €422,079, with a median of €395,000. The asking price for this home is stated without any judgement on whether it is high or low relative to the market.
How many bedrooms does this home have?
The home has three bedrooms and one bathroom, with four rooms in total spread over two floors. The living area is 86 square metres according to the BAG registration, while the agent lists 87 square metres. The total volume is 357 cubic metres. There is also a front garden, a back garden of 44 square metres and a sun terrace, with the garden facing west and accessible via the back alley.
What is the energy label of this home?
The energy label is A, which is an efficient label. According to the agent, the home has roof insulation, wall insulation, floor insulation and HR glazing, described as fully insulated. The heating runs on a combi boiler with partial underfloor heating. The year of construction is 2011, so the home is relatively recent, but the energy label itself does not say anything about the structural condition.
What is the WOZ value of this property?
The WOZ value is not stated in the available data for this listing. The WOZ value is the municipal valuation used for tax purposes, and it is not mentioned here. As a result, there is no comparison available between the WOZ value and the asking price, nor any information about how the WOZ has developed over the past five years.
What are the noise levels around this address?
According to public address-level data, road traffic noise is measured at 49 dB Lden, which is above the noise standard. Railway noise is 31 dB Lden and industrial noise is 47 dB Lden, both below their respective standards. These are area-level indications from sources like Atlas Leefomgeving, not measurements taken at the property itself. The noise data is based on different reference years, with road traffic from 2022, railway from 2023 and industry from 2024.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to the KCAF data. The soil type is clay, which is noted as sensitive to settling. This is an area-level indication, not an inspection of the specific foundation of this home. The risk level is given as low, which means no elevated concern is indicated at this level, but it does not replace a structural survey.
What are the flood and heat stress risks for this area?
The climate risk data for this address shows an elevated indication for pluvial flooding at heavy rain, and the current flood risk is also elevated. However, the flood risk for 2050 is low. Heat stress is currently low, but is expected to rise to medium by 2050. These are area-level indications from the Klimaateffectatlas, not a prediction for this specific property, and they describe the broader area rather than the home itself.
Which supermarkets are near this home?
The nearest supermarket is Albert Heijn, about 525 metres away, which is a five-minute walk. Jumbo and Aldi are both about 744 metres away, also within a ten-minute walk. There are additional supermarkets within a short distance, including another Jumbo and a Lidl at about 1.1 kilometres. In total, there are 11 supermarkets within five kilometres of the address.
What schools are close to Roosjestin 18?
The nearest school is Lingecollege vwo en havo, a secondary school with about 1,026 pupils, located just 95 metres away. There is also a special education school, Sonnewijser route Arbeid Tiel, at 140 metres, and De Hertog, a special education school, at 370 metres. For primary education, Floriant is 385 metres away and Montessori Tiel is 421 metres away. All are within a short walk.
How is the public transport connection from this address?
The nearest bus stop is Tiel, Lingecollege, just 45 metres away, served by lines 44, 45, 248 and 648. Another stop, Tiel, Heiligestraat, is 379 metres away with lines 44, 248 and 648. The nearest train station is Tiel, about 779 metres away, which is a ten-minute walk. The bus lines are given as numbers only, without destinations or frequencies.
What do residents say about living in this area?
Residents of the district give an average score of 7.6 out of 10, based on eleven reviews. One resident says: "Living in Sterrebos means coming home to peace and greenery every day, while all amenities are nearby." Another resident, however, describes issues with speeding drivers, noise and rubbish, saying the area is "by no means safe to live in with two small children." These reviews cover the district, not just this specific neighbourhood.
Why are there no property details in this listing?
The listing does not state the WOZ value, and some property details may be incomplete. The available information includes the number of rooms, bedrooms, bathrooms, floors, volume, garden details, insulation, heating and ownership.
