A modern terraced house in Sterrebos
This terraced house on Roosjestin 8 sits in the Sterrebos neighbourhood of Tiel, a residential area where the streets are lined with homes built after 2010. The house dates from 2011 and carries an A+ energy label, which is an efficient label. With a floor area of 85 m² according to the agent, the asking price of €389,000 works out at €4,576 per m². For context, terraced houses in Tiel are part of a local market where the average asking price for all homes is €420,690.
The home itself
The agent describes this as a single-family terraced house with four rooms, three bedrooms and one bathroom spread over two floors. The total volume is 302 m³. There is a garden at the rear of 55 m², reachable via the back entrance, plus a front garden, both facing southwest. The property is fully insulated and heated by a central heating boiler. It is offered as freehold ownership. The BAG registration lists the living area as 86 m², while the agent states 85 m²; the plot is 112 m² in both records.
Life in Sterrebos
Residents of the district of Tiel kern give their living environment 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, nuisance from nightlife and rubbish dumped on the street, and concludes that the area is by no means safe to live in with small children. These contrasting views reflect the wider district rather than this specific street. The neighbourhood itself has around 1,500 residents, with a mix of ages and household types. The Sterrebos neighbourhood is one of the areas that make up the district.
Amenities and transport
Daily errands are easily done from here. The Albert Heijn is just around the corner, with Jumbo and Aldi a couple of streets away. For primary education, Floriant and Montessori Tiel are both within a five-minute walk, while Lingecollege for secondary education is on your doorstep. The GP practice Huisartsenpraktijk Sündermann and BENU Apotheek Danser are both a couple of streets away, and Ziekenhuis Rivierenland is a ten-minute walk. The bus stop Tiel, Lingecollege is on your doorstep, served by lines 44, 45, 248 and 648, and Tiel railway station is a ten-minute walk. The municipality of Tiel covers the wider area.
WOZ value and address data
The WOZ value for this home is €352,000, based on the reference date 1 January 2025. The asking price is 11% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 64%, from €214,000 to €352,000. As for the address, the noise load from road traffic is 47 dB Lden, from rail traffic 31 dB Lden and from industry 47 dB Lden, all below the relevant standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. The climate indications for this address include elevated pluvial flooding risk and elevated flood risk currently, with low flood risk by 2050; heat stress is low now but medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Makelaarskantoor Budding BV and Makelaarskantoor Budding BV on Funda.
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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 Roosjestin 8, Tiel
How does the asking price compare with the WOZ value?
The asking price of €389,000 is 11% above the WOZ value of €352,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The difference between asking price and WOZ value is a fact about this listing, and what it means for the eventual sale price is for the market to decide.
What is the energy label and what does it mean for costs?
The home has an A+ energy label, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The agent also states that the home is fully insulated. The energy label is based on the official registration and reflects the energy performance of the home as recorded.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 64%, from €214,000 to €352,000. The reference date for the current WOZ value is 1 January 2025. This development reflects the general trend in the local housing market over that period, as recorded by the municipality.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data. The soil type is clay, which is noted as sensitive to settlement. This is an area-level indication based on public data sources, not an inspection of this specific home. The actual condition of the foundation would require a structural survey, which is not part of this listing.
What are the flood and heat stress risks for this address?
The climate indications for this address show an elevated risk of pluvial flooding (from heavy rain) and an elevated flood risk currently, with a low flood risk by 2050. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not a prediction for this specific property.
Which supermarkets are nearby and how far are they?
The nearest supermarket is Albert Heijn, about 492 metres away, which is a five-minute walk. Jumbo and Aldi are both about 766 metres away, also within a ten-minute walk. There are 11 supermarkets within 5 km, so you have plenty of choice for daily groceries.
What schools are close to this home?
Lingecollege for secondary education is just 111 metres away, on your doorstep. For primary education, Floriant is 385 metres away and Montessori Tiel is 398 metres away, both within a five-minute walk. There are also special education options nearby, including Sonnewijser route Arbeid Tiel and De Hertog.
How is the public transport connection from this address?
The bus stop Tiel, Lingecollege is 70 metres away, served by lines 44, 45, 248 and 648. Tiel railway station is 749 metres away, about a ten-minute walk. This gives you access to both bus and train services, though the destinations and frequencies are not part of this listing.
What do residents say about living in this area?
Residents of the district of Tiel kern give their living environment an average score of 7.6, based on eleven reviews. One resident praises the peace and greenery of Sterrebos, while another describes issues with speeding, nuisance and rubbish. These reviews reflect the wider district, not just this street, and opinions clearly vary.
Is the home offered through multiple agents?
At the time of writing, the home is offered via multiple channels, including Makelaarskantoor Budding BV and Makelaarskantoor Budding BV on Funda. This means you can find the listing through more than one source, which may be useful for comparing how the property is presented.
