Ruisvoorn 13
Passewaaij-Zuid-West, Tiel
AreaA calm spot in Passewaaij-Zuid-West
This terraced house on Ruisvoorn 13 sits on a quiet road in an open residential setting, part of the Passewaaij-Zuid-West neighbourhood in Tiel. The home was built in 2001 and carries an A energy label, which is an efficient label. With an asking price of €565,000, the price is in line with the market, compared against the neighbourhood average asking price of €551,994. For context, terraced houses in Tiel are listed at an average of €3,873 per m², while this home is listed at €4,248 per m².
The home itself
According to the agent, this is a bungalow-style, semi-detached home with four rooms, three bedrooms, and two bathrooms spread over two floors. The living area is listed as 133 m² by the agent, while the BAG registration records 161 m². The plot is 224 m² according to both sources. Outside, there is a patio/atrium garden of 42 m² facing northeast, and an attached brick garage. The home is fully insulated, with roof, wall, and floor insulation plus double glazing, and it has a central heating boiler. It is freehold ownership.
Life in Passewaaij-Zuid-West
Residents across the municipality of Tiel give their living environment an average score of 7.47, based on 18 reviews. One resident says: "I haven't encountered any problems. Good." Another describes Tiel as "a cosy small town, where everything is easily accessible and within walking distance, very multicultural but a quiet neighbourhood." A third resident, however, mentions issues with speeding drivers, noise, and rubbish in their street, noting that "this area is by no means safe to live in with two small children." These reviews reflect the wider municipality rather than this specific neighbourhood. The neighbourhood itself has around 2,550 residents, and 81% of the homes are owner-occupied. For more on the area, see the Passewaaij-Zuid-West neighbourhood.
Amenities and transport
For daily errands, Albert Heijn is just around the corner, with MCD, Jumbo, and Aldi a couple of streets away. Basisschool De Waayer and De Bataaf are both within a ten-minute walk. The nearest GP is Huisartsenpraktijk Ophemert in Ophemert, about 2.4 km away, while BENU Apotheek Passewaay is just around the corner. Bus stop Tiel, Station Passewaaij is a five-minute walk away, served by line 48. The nearest train station, Tiel Passewaaij, is also about 700 metres away. The municipality of Tiel offers these amenities within easy reach, as described on the municipality of Tiel.
WOZ and address data
The WOZ value for this home is not stated in the available data, so no comparison with the asking price or historical development can be made. Regarding address-level risks, the noise from road traffic is measured at 51 dB Lden, which is above the noise standard, while railway noise is 29 dB Lden, below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. For climate risks, pluvial flooding at heavy rain is medium, current flood risk is elevated, and by 2050 it is medium. Heat stress is currently low, rising to 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 Familie Beekhuizen Makelaardij and Familie Beekhuizen Makelaardij 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 Ruisvoorn 13, Tiel
How does the asking price compare to other homes in the neighbourhood?
The asking price of €565,000 is in line with the market, according to a comparison with the average asking price in the neighbourhood, which is €551,994. The average asking price per m² in the neighbourhood is €3,873, while this home is listed at €4,248 per m². These figures are based on the agent's listing and the neighbourhood housing market data.
What is the layout of this home?
According to the agent, this is a bungalow-style, semi-detached home with four rooms, three bedrooms, and two bathrooms over two floors. The living area is listed as 133 m² by the agent, while the BAG registration records 161 m². The plot is 224 m². There is a patio/atrium garden of 42 m² facing northeast and an attached brick garage.
What is the WOZ value of this home?
The WOZ value for this home is not stated in the available data. The WOZ value is the municipal valuation used for taxes, and it is not part of the listing information provided here. Without this figure, no comparison with the asking price or historical development can be made.
What are the noise levels around this address?
According to public address-level data, the noise from road traffic is measured at 51 dB Lden, which is above the noise standard. Railway noise is 29 dB Lden, which is below the standard. These are area-level indications, not measurements taken at the property itself, and they reflect the general environment around Ruisvoorn 13.
What supermarkets are nearby?
Albert Heijn is the nearest supermarket, about 500 metres away, which is just around the corner. MCD is about 1.9 km away, and Jumbo and Aldi are both about 2.2 km away. PLUS is further at about 3 km. These distances are straight-line measurements from the home.
What schools are within walking distance?
Basisschool De Waayer is about 515 metres away, and De Bataaf is about 578 metres away, both within a ten-minute walk. Rotondaschool is about 672 metres away, and IKC Prins Maurits is about 778 metres away. All are primary schools, and there are 29 schools within 5 km of the home.
How is the public transport connection?
The nearest bus stop is Tiel, Station Passewaaij, about 605 metres away, served by line 48. The nearest train station is Tiel Passewaaij, about 736 metres away. Other bus stops include Tiel, Reuchlinlaan with lines 48, 248, and 648, and Wadenoijen, Kanaalbrug with line 811.
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 says: "I haven't encountered any problems. Good." Another describes Tiel as "a cosy small town, where everything is easily accessible and within walking distance, very multicultural but a quiet neighbourhood." A third mentions issues with noise and safety in their street. These reviews reflect the wider municipality, not this specific neighbourhood.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to public data. The soil type is clay, which is noted as sensitive to settling. This is an area-level indication based on public data, not an inspection of this specific home. No further details are provided in the listing.
What is the flood risk for this area?
According to public climate data, the current flood risk is elevated, and by 2050 it is expected to be medium. Pluvial flooding at heavy rain is medium. Heat stress is currently low, rising to medium by 2050. These are area-level indications, not assessments of this specific property.
