Zonnedauw 169
Passewaaij-Noord-Oost, Tiel
AreaA quiet spot in Passewaaij-Noord-Oost
Tucked away on a quiet road in a residential area, this terraced house on Zonnedauw 169 sits in Passewaaij-Noord-Oost, a family-friendly pocket of Tiel. The home was built in 1996 and carries an energy label B, so heating costs should be manageable. With a living area of 115 square metres according to the agent, the asking price of €489,000 works out at €4,252 per square metre. That puts it on the high side compared with other terraced houses in Tiel.
Inside the home
The agent describes this as a five-room terraced family home with four bedrooms and one bathroom spread over three floors. The garden sits at the front and back, with the rear garden facing northwest and accessible via the back alley. According to the agent, the home is fully insulated, with roof, wall and floor insulation plus double glazing, and it has a central heating boiler with partial underfloor heating. It is freehold, so no leasehold concerns. The BAG registration lists the living area as 111 square metres, while the agent states 115 square metres.
Life on Zonnedauw
Passewaaij-Noord-Oost is a neighbourhood where most homes are owner-occupied and nearly all are single-family houses, which gives it a settled feel. Residents across the municipality of Tiel rate their living experience at 7.47 out of 10, based on 18 reviews. One resident says: "It's a cosy neighbourhood and very multicultural." Another notes: "Tiel is a cosy small town, where everything is easily accessible and within walking distance." The neighbourhood itself counts around 2,655 residents, with a mix of ages and a good share of households with children. For a closer look at what this area offers, see the Passewaaij-Noord-Oost neighbourhood.
Amenities and getting around
Daily errands are easy from here. The Albert Heijn is just around the corner, with Jumbo and Aldi a couple of streets away. For primary education, IKC Prins Maurits is a five-minute walk, and the Rotondaschool is just around the corner. The nearest GP practice is about a ten-minute walk, and the BENU pharmacy is just around the corner. Bus stops on the Reuchlinlaan, with lines 48, 248 and 648, are just around the corner, and Tiel Passewaaij train station is a ten-minute walk. The hospital, Ziekenhuis Rivierenland, is a bit further out, within the municipality of Tiel.
WOZ value and address data
The WOZ value for this home is €426,000, with a reference date of 1 January 2025. The asking price sits 15% above that value. Over the past five years, the WOZ value has developed in line with the local market. As for the address itself, the noise level from road traffic is 52 dB Lden, which is above the norm, while railway noise is 27 dB Lden, below the norm. 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 medium, and the current flood risk is elevated, dropping to low by 2050. Heat stress is currently low but is expected to become medium 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 their listing 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 Zonnedauw 169, Tiel
How does the asking price compare with the WOZ value?
The asking price of €489,000 is 15% above the WOZ value of €426,000, 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 the asking price and the WOZ value is a fact you can weigh yourself.
What is the layout of this terraced house?
According to the agent, the home has five rooms in total, including four bedrooms and one bathroom, spread over three floors. The living area is listed as 115 square metres by the agent, while the BAG registration records 111 square metres. The plot is 161 square metres according to both sources.
What is the energy label and what does it mean for costs?
The energy label is B, which is an efficient label. This means the home is relatively energy-efficient, so you can expect moderate energy costs compared with less efficient labels. The agent also notes that the home is fully insulated, with roof, wall and floor insulation and double glazing, which supports the label.
What is the WOZ value of this home?
The WOZ value is €426,000, with a reference date of 1 January 2025. This is the municipal valuation used for property tax and other levies. The asking price is 15% higher than this value. The WOZ value is not the same as the market value, which can differ.
What are the noise levels around this address?
According to public data, the road traffic noise at this address is 52 dB Lden, which is above the Dutch noise norm. Railway noise is 27 dB Lden, which is below the norm. These are area-level indications based on public data, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to public data. The soil is clay, which is sensitive to settling. This is an area-level indication, not an inspection of the specific home. It gives a general sense of the risk in the area, but a structural survey would be needed for a definitive assessment.
What are the flood and climate risks at this address?
Public climate data indicates that the current flood risk is elevated, but by 2050 it is expected to drop to low. Pluvial flooding at heavy rain is indicated as medium. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications, not predictions for this specific property.
Which supermarkets are nearby?
The nearest supermarket is Albert Heijn, about 548 metres away, which is just around the corner. Jumbo and Aldi are both about 1.2 kilometres away, a couple of streets further. There are 11 supermarkets within 5 kilometres, so you have plenty of choice for daily groceries.
Which schools are close to this home?
The nearest primary school is IKC Prins Maurits, about 316 metres away, a five-minute walk. The Rotondaschool is about 393 metres away, and De Bataaf is about 468 metres. For secondary education, the nearest school is about 2.1 kilometres away. There are 32 schools within 5 kilometres in total.
How is the public transport connection from this address?
The nearest bus stop is Tiel, Reuchlinlaan, about 472 metres away, with bus lines 48, 248 and 648. The train station Tiel Passewaaij is about 1.1 kilometres away, a ten-minute walk. This gives you options for both local and regional travel.
What is the neighbourhood like in terms of safety?
In the neighbourhood, 39 crimes were recorded in the most recent data. This is a factual figure, and how you interpret it is up to you. Resident reviews across the municipality of Tiel give an average score of 7.47 out of 10, based on 18 reviews, with some residents praising the cosy, multicultural atmosphere.
Is this home suitable for a family?
The home has four bedrooms and one bathroom, which could work well for a family. The garden at the front and back provides outdoor space. However, whether it suits your specific needs depends on your own situation. The facts are here, and the decision is yours.
