Houting 3
4007 NN Tiel · Passewaaij-Zuid-West, Tiel
- Mid-terrace house
- Built in 2000
- 98 m² living area
- 1.694 m² plot
- B energy label
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In brief
Houting 3 in Tiel: mid-terrace house built in 2000 with a living area of 98 m² and an energy label of B, in the Passewaaij-Zuid-West neighbourhood (municipality of Tiel). The indicative market value is € 375.000 to € 415.000. Living environment: noise 41 dB (very quiet), air quality above WHO guidelines, 53% green space within 500 m, water up to 1,2 m deep in the event of flooding. Air traffic: around 1 aircraft per day flying below 3,000 m within 2 km. Neighbourhood liveability: adequate.
Everything on this page comes from public registers and maps and is free to access. Gathering it yourself takes hours per home; here, it is all brought together in a second. Each section explains what the figures mean for living here.
Location
Estimated value range
Market
- +4,4% sale prices Gelderland over one year (CBS price index, Sep 2026)
- € 419.841 average sale price in the municipality of Tiel in 2025 (CBS/Kadaster)
- € 414.000 average WOZ value for neighbourhood Passewaaij-Zuid-West (CBS 2024)
How the estimate is calculated
| Source | Starting value | Adjusted to current prices | Weight |
|---|---|---|---|
| This home's WOZ value for 2025 valuation date: 1 January 2024 |
€ 329.000 | € 402.057 +22,2% since 2024 K1 |
43% |
| 40 comparable homes within 320 m median WOZ value per m², indexed |
€ 4.103/m² | € 402.094 | 36% |
| 4 asking prices for comparable homes median asking price per m², indexed |
€ 3.693/m² | € 361.914 | 14% |
| Average for Passewaaij-Zuid-West (neighbourhood) CBS WOZ 2024 (€ 414.000) / avg. 134 m² |
€ 3.090/m² | € 382.091 +26,2% since 2023 K1 |
7% |
This home's WOZ value over time
WOZ value of this home
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Similar homes nearby (44 found)
Comparable homes
View the comparable homes nearby used to calculate the estimated value range, including price per m² and distance.
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Method: each source value is adjusted from its valuation date to current prices using the CBS price index for existing owner-occupied homes (by province, or by city for Amsterdam, Rotterdam, Den Haag and Utrecht; the national monthly index is used for the most recent months). The midpoint is the weighted average; the range reflects the variation between sources (at least 5%). The home's condition, location along the street, ground lease and individual features are not taken into account. This is not a valuation.
Rent or buy?
Renting a comparable home
Too few comparable rental homes in the area to estimate the rent.
Buying this home
€ 1.870 per month
Repayment (annuity) mortgage of € 395.000 (mid-point value) at 3,9% interest over 30 years, covering the full purchase price: € 1.290 interest and € 580 capital repayment in the first month. Excludes maintenance, taxes and mortgage interest tax relief.
Which is the smarter choice?
A comparison requires both an estimated rent and an estimated value range.
Use your own deposit, interest rate and rent in the Monthly housing costs section.
Features
- Home type
- Mid-terrace house
- Registered use
- Residential use
- Year built
- 2000
- Living area
- 98 m²
- Building area
- 44 m²
- Plot area
- 1.694 m²
- Energy label
- B (3 December 2013)
- Residential unit status
- In use
- Building status
- In use
- BAG address ID
- 0281200000042486
- BAG residential unit ID
- 0281010000042487
- BAG building ID
- 0281100000006058
Source and methodology
Basisregistratie Adressen en Gebouwen (Kadaster) and the energy label register. Plot area is the total area recorded in the land register; for flats, this covers the entire plot on which the building stands.
Plot, soil and planning designation
The ground here is stable.
- Plot area (BAG)
- 1.694 m²
- Foundation risk in Passewaaij-Zuid-West
- 0,0% of homes at risk of pile rot (very low) 2050 high-end scenario: 0,0%, differential settlement: 0,7%; municipality of Tiel: 0,4% — Klimaateffectatlas (Deltares/KCAF)
- Land subsidence in Passewaaij-Zuid-West
- −1,0 mm per year shallow subsidence: −0,2 mm; municipality of Tiel −0,8 mm
- Kadaster, elevation, zoning, soil
- loading…
Source and methodology
Plot: Kadaster (BRK, via PDOK; the plot boundary is shown on the map above). Elevation: Actueel Hoogtebestand Nederland. Planning designation: ruimtelijkeplannen.nl (zoning plans up to 1 January 2024; newer rules are in the municipality’s environmental plan). Soil and foundations: Klimaateffectatlas (CC BY 4.0) and RVO/KCAF. Indicative information, not structural or legal advice.
Sun and shade
How are the home’s external walls, garden and roof positioned in relation to the sun, and how much shade do surrounding buildings cast? Calculated using the sun’s position and building heights from 3D BAG.
- External walls, garden, roof and daylight
- calculating…
Building data could not be loaded.
this home shadows cast by buildings plot direction of the sun
Buildings and heights: 3D BAG (TU Delft, CC BY 4.0; roof height = 70th percentile above ground level at this home, derived from AHN). Plot: Kadaster (BRK). Sun position: NOAA algorithm, local time. Aerial photo: PDOK, Beeldmateriaal Nederland (CC BY 4.0). Indicative only: trees, fences, dormers and terrain are not taken into account.
Energy and heating
An energy-efficient home: low energy bills, a comfortable indoor climate and more favourable mortgage terms from many banks. Further energy improvements offer limited benefits here. A comparable home spends around € 584 less on energy each year than the average home in Passewaaij-Zuid-West.
Energy label
B registered label (Energy Index)
- Surveyed on
- 3 December 2013
- Energy Index
- 1,12 lower means more energy-efficient; 1.2 or below corresponds to energy label A
- Energy label A or better in Passewaaij-Zuid-West
- 23% of homes
Assessed using the pre-2021 method; NTA 8800 has applied since 2021.
Energy use and costs
€ 143 per month based on average consumption
- Natural gas
- 610 m³ per year; the 830 neighbourhood
- Electricity
- 2.120 kWh per year; the 3.190 neighbourhood
- Annual costs
- € 1.721 gas € 847, electricity € 550, standing charges € 324
- Average home in Passewaaij-Zuid-West
- € 2.305 per year
- Solar panels
- 36% of comparable homes; the 43% neighbourhood
Source and methodology
Average energy supplied to homes of this type and size, built in the same period (CBS 2025, temperature-adjusted), at average consumer rates for Sep 2026 (CBS: 1,39 per m³ and 0,26 per kWh including tax, with standing charges and the energy tax reduction taken into account). Actual consumption depends on the occupants and the systems installed.
Heating transition and subsidies
- Heating in Passewaaij-Zuid-West
- 99% central heating boiler 2022
- Geothermal potential
- Unfavourable Slochteren Formation, WarmteAtlas
- Heat network
- no heat network or known plans in this neighbourhood
ISDE 2026 (€ 500 million): subsidies for insulation, (hybrid) heat pumps, solar water heaters, ventilation and connection to a heat network (fixed at € 3,775); heat pump subsidies range from around € 500 to over € 13,000 depending on type and capacity. Apply to RVO after installation. ISDE on the RVO website · Energiesubsidiewijzer (including municipal schemes)
Energy labels in Passewaaij-Zuid-West
Source and methodology
Energy label and label distribution: EP-Online (RVO) via our database; consumption profiles: CBS 85140NED (CC BY 4.0); tariffs: CBS 85592NED; neighbourhood consumption: CBS Kerncijfers; heat networks, plans, pilot projects and heating mix: WarmteAtlas (RVO, neighbourhood level; plans assigned to neighbourhoods whose centre lies within the plan area); ISDE: RVO. Indicative information, not energy advice.
Monthly housing costs: buying or renting
Enter your own purchase price, rent and assumptions. All amounts can be adjusted; the result is indicative.
What does it cost to buy this home?
One-off costs on top of the purchase price: tax, notary fees, valuation, advice and a survey. Since 2018, borrowing has been capped at the home's value, so you must cover these costs from your own funds.
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Neighbourhood, district and municipality
Passewaaij-Zuid-West
- Homes
- 944
- Residents
- 2.550
- Average WOZ value
- € 414.000
- Owner-occupied homes
- 82%
- Average year built
- 1998
- Most common
- Mid-terrace house (68%)
Tiel-Zuid
- Homes
- 3.607
- Residents
- 9.665
- Average WOZ value
- € 419.000
- Owner-occupied homes
- 83%
- Average year built
- 1998
- Most common
- Mid-terrace house (52%)
Tiel
- Homes
- 18.986
- Residents
- 42.575
- Average WOZ value
- € 346.000
- Owner-occupied homes
- 56%
- Average year built
- 1975
- Most common
- Mid-terrace house (38%)
View homes in this neighbourhood on the map Tiel · Gelderland
Who lives in the neighbourhood?
Who lives in the neighbourhood?
Compare CBS figures for the neighbourhood, district and municipality with the national picture: background, education, income, benefits and employment.
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Amenities and transport links
Grocery shopping requires a car or a fairly long bike ride. The primary school is more than a kilometre and a half away, so expect to do the school run. A public transport stop is just around the corner. A rural setting: peace and space, with amenities further away.
- Large supermarket
- 1,7 km average distance in the neighbourhood
- GP practice
- 3,8 km average distance in the neighbourhood
- Primary school
- 1,7 km average distance in the neighbourhood
- Day nursery
- 1,7 km average distance in the neighbourhood
- Nearest primary school
- 400 m Basisschool De Waayer
- Nearest public transport stop
- 390 m Tiel, Station Passewaaij · bus · 1,0 vertrekken per uur overdag
- Nearest charging point
- 100 m 6 Marene - Shell-Recharge
- Nearest childcare provider
- 260 m Lok Kranenburg
- Nearest transmitter mast
- 430 m Zendmast 2G, 4G, 5G · 3 antennes · 33,8 m hoog · veilige afstand 5 m
- Schools within 3 km
- 1
- Degree of urbanisation
- Slightly urbanised 833 addresses per km²
Source and methodology
Road distances, averaged across all residents in the neighbourhood (CBS). Distances to schools (DUO), public transport stops (OVapi/GTFS, weekday departures), transmitter masts (Antenneregister), charging points and childcare facilities are measured as the crow flies from this address, using our own database.
Living environment: noise, water, air, light and green space
Noise
41 dB Very quiet
up to 45 dB: very quietabove 70 dB: extreme
- Road traffic
- below 40 dB
- Rail traffic
- below 40 dB
- Air traffic
- none
- Wind turbines
- none
- Road traffic, at night
- 31 dB
- Rail traffic, at night
- 18 dB
In the neighbourhood of Passewaaij-Zuid-West, 41% of homes have higher noise levels than at this address; the average there is 45 dB.
Very quiet: comparable to a quiet residential area or the countryside. Sleeping with the windows open is no problem here, and in the garden you will mainly hear birds and neighbours.
Source and methodology
Lden: annual average noise exposure across the day, evening and night (RIVM noise maps 2020, air traffic 2022, wind turbines 2024, 10 m grid). A rough guide, not a measurement at the façade. The WHO recommends a maximum of 53 dB for road traffic and 45 dB for air traffic.
Flooding
1,21 m Significant
If this area floods, the maximum water depth map shows that water here could reach a depth of 1,21 m.
- Homes in Passewaaij-Zuid-West that could flood
- 100%
- Of these: water depths over 0.5 m
- 100%
- Maximum depth in the neighbourhood
- 1,60 m
Significant: the ground floor may flood, damaging floors, the kitchen and building services. A dry upper floor to retreat to and an electrical distribution board raised above floor level are valuable here; ask about previous flooding. The likelihood of this happening is moderate (1 in 30 to 1 in 300 per year): the depth indicates what would happen in a flood, while the likelihood indicates how often.
Source and methodology
LIWO (Rijkswaterstaat), maximum flood depth map, 25 m grid; flood probability: Klimaateffectatlas. The depth does not indicate how likely flooding is; dykes and flood barriers are designed to account for that probability.
Air quality
- NO₂ 10,7 µg/m³ above WHO guidelines
- PM2,5 9,0 µg/m³ above WHO guidelines
- PM10 14,9 µg/m³ within WHO guidelines
Polluted air: above the European limits for 2030, usually due to a nearby busy road, industry or intensive livestock farming. This matters for people with respiratory problems and for young children; ventilating on the quieter side of the home helps.
Average in Passewaaij-Zuid-West: NO₂ 10,5, PM2.5 8,9 µg/m³.
Source and methodology
Annual average concentrations at 25 m resolution (RIVM, latest map). Marker on the bar: WHO guideline value (NO₂ 10, PM2.5 5, PM10 15 µg/m³); the colour shows the comparison with the WHO guideline and the EU limit for 2030.
Light at night
Dim
darkvery bright
Average in Passewaaij-Zuid-West: dim.
Dim: some street lighting, but no glow over the neighbourhood. Good for sleep, although the Milky Way is no longer visible here.
Source and methodology
Upward artificial light measured by satellites (RIVM light emission map 2023, 375 m grid), classified relative to all homes in the Netherlands: dark means the darkest 20%, very bright the brightest 10%.
Green space in the neighbourhood
53% green space within 500 m
Average in Passewaaij-Zuid-West: 63%.
Average greenery for a Dutch residential neighbourhood: a mix of gardens, planted areas and paving. A park or green space within a few minutes’ walk makes a difference on warm days.
Source and methodology
Proportion of green space (grass, shrubs and trees) in the 500 m grid cell around this address (RIVM groenkaart 2022). Half of homes in the Netherlands have more than 52% green space within 500 m; one in ten has less than 32%.
Nuclear safety zone: Kerncentrale Doel (B), 99 km away (zone extending to 100 km: preventive iodine tablets for under-18s and pregnant women). Emergency response zones under the National Radiation Incident Crisis Plan.
Air traffic above this address
Air traffic above this address
See how many aircraft fly overhead here each day, how low they fly, at what times and which airports they use.
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Climate and safety
Even on hot days, heat stress around the home remains moderate; the surrounding area cools down reasonably well in the evening.
Heat
49–50 °C extreme heat stress
Feels-like temperature on a hot summer day (2022), 1 m from the home.
- Urban heat island effect
- 0,6–0,8 °C warmer than the surrounding countryside
- Warm nights (20 °C or above)
- 8–14 nights per year
- Distance to a cool spot
- 400–500 m
- Average in Passewaaij-Zuid-West
- 46 °C feels-like temperature
Water
Moderate likelihood of flooding
Likelihood of at least 20 cm of flooding due to a breached flood defence or high water levels: 1 in 30 to 1 in 300 per year. Maximum depth if flooding occurs: 1,21 m.
- Rainwater during a downpour (70 mm/hour)
- no surface water flow path directly alongside the home
- Groundwater flooding in 2050
- Slight increase
- A floor above floodwater in Passewaaij-Zuid-West
- 95% of homes in the most severe flood scenario
- Homes in Passewaaij-Zuid-West with a medium or high likelihood
- 100%
Nearby hazards
- High-voltage power line
- none within 2 km
- Wind turbine
- 4,2 km Windturbine 3,6 MW, ashoogte 120 m · rotor 130 m · approx. 18 dB here
- Wind turbine noise at this address
- approx. 18 dB inaudible; estimated from the power output of the nearest turbine and its distance from the home, outside the area covered by the RIVM map
- Hazardous activities within 1 km
- none registered
In Passewaaij-Zuid-West, 0% of homes are within the magnetic field zone of a high-voltage power line and 0% are within 1 km of a wind turbine.
Source and methodology
Heat, water and groundwater: Klimaateffectatlas 2026 (CC BY 4.0; feels-like temperature and urban heat island effect, 2022; likelihood of flooding and water depth from national flood scenarios; likelihood of groundwater flooding in 2050 under the high scenario; surface water flow paths during 70 mm of rainfall in one hour). High-voltage power lines: RIVM Netkaart with calculated distances (magnetic field zone); wind turbines: RIVM; hazardous activities: Register Externe Veiligheidsrisico's via RIVM Atlas Leefomgeving (activities with a designated hazard zone within 1 km). Map-based indications, not measurements.
Safety and liveability
Liveability in Passewaaij-Zuid-West (neighbourhood)
Adequate Leefbaarometer 2024, category 5 of 9
- Physical environment: adequate
- Homes: adequate
- Amenities: very poor
- Social cohesion: adequate
- Nuisance and safety concerns: adequate
Leefbaarometer 3.0 (BZK): an estimated liveability rating across nine categories, with five dimensions measured against the national average. More about this neighbourhood
Crimes in Passewaaij-Zuid-West (neighbourhood)
11 per 1,000 residents per year -42% compared with the previous year
- Recorded Sep 2025 – Aug 2026
- 28
- District Tiel-Zuid
- 17 per 1,000
- Municipality Tiel
- 44 per 1,000
- Nederland
- 45 per 1,000
- Home burglaries per 1,000 homes
- 0,0 0 burglaries
Most common
- Vernieling
- 6
- Diefstal uit auto
- 4
- Mishandeling
- 3
- Autodiefstal
- 1
Clearly safer than average: half the national number of crimes per resident, or less. These are generally quiet residential neighbourhoods with few people passing through. Home burglary is uncommon here.
Source and methodology
Politie, recorded crimes by neighbourhood (CBS/Politie open data, monthly figures). Small neighbourhoods have low counts; read the figures alongside the number of residents and homes. Not all crimes are reported.
Planning to bid on Houting 3? Know what the home is really worth.
The free page gives you the facts. The report answers the question that matters: what should I bid? Three scenarios in euros, backed by actual purchase prices of comparable homes from Kadaster, the modelled value, figures on bids above the asking price in the municipality, and the home's condition as shown in the photos. Plus the questions to ask the estate agent before you sign.
Worked example: a bid that is 2% too high on a € 450,000 home costs you € 9,000. The report costs € 19.
-
Bidding strategy with three scenarios
A cautious bid, a bid in line with the market and a bid with a strong chance of success, all in euros, based on the modelled value, comparable sales and how much buyers pay above the asking price in this municipality. -
Comparable sales from Kadaster
Actual purchase prices of nearby homes of a similar type and size, built around the same time, shown on a map and in a table and adjusted to today's prices. -
Modelled value and previous sales
The automated valuation with its estimated value range, this home's sales history and changes in its WOZ value over the years. -
Property market figures for the municipality
Time to sell, percentage paid above the asking price, price per m² and the market tightness indicator for this home type (NVM), so you know how much competition to expect. -
Questions for the estate agent
A tailored list of questions for the viewing, based on the year built, energy label, local risks, listing and photo analysis. -
Condition of the home based on photos
An image analysis model reviews the listing photos to assess the home's overall condition, kitchen and bathroom, identify visible defects and estimate a refurbishment budget. -
Monthly housing costs for each bid
The monthly cost of each scenario: mortgage, purchase costs, municipal charges, energy and maintenance, compared with renting as an alternative. -
Includes everything on the free page
A summary covering the home, neighbourhood, energy, living environment, climate, safety and air traffic, all in one PDF.
Comparing several homes? 5 reports for € 39 per month, with extra reports at € 6 each. Not a valuation or a guarantee, but the figures to help you justify your bid.
Frequently asked questions about Houting 3
What type of home is Houting 3?
The home at Houting 3 in Tiel is classified as ‘tussenwoning, built in 2000, 98 m² living area, 1.694 m² plot’. It is in the Passewaaij-Zuid-West neighbourhood, in the municipality of Tiel.
What energy label does Houting 3 have?
The registered energy label is B (registered 3 December 2013). Average gas and electricity costs for a comparable home are € 143 per month.
Roughly how much is Houting 3 worth?
The indicative market value is between € 375.000 and € 415.000 (midpoint € 395.000, at Sep 2026 prices), calculated from WOZ values, asking prices and sales of comparable homes in the neighbourhood. This is an indication, not a valuation.
How quiet is it at Houting 3?
The annual average noise level at the façade is 41 dB Lden (very quiet). The main source is road traffic. Around 1 aircraft pass within 2 km each day at altitudes below 3,000 m.
Could Houting 3 flood?
Yes, in theory: flooding could cause water to reach a depth of up to 1,21 m here (significant). The probability of floodwater reaching a depth of at least 20 cm is moderate (1 in 30 to 1 in 300 per year).
How safe is the neighbourhood around Houting 3?
In Passewaaij-Zuid-West (neighbourhood), the police recorded 11 crimes per 1,000 residents per year, compared with 44 across the municipality and 45 nationally. Leefbaarometer rates liveability as adequate.
What amenities are near Houting 3?
Average distances in the neighbourhood: large supermarket 1,7 km, GP 3,8 km, primary school 1,7 km, nursery 1,7 km (CBS). This page lists the nearest school, public transport stop, charging point and childcare facility, with their distances from this address.
Where does this data come from?
From public government sources: BAG and Kadaster (property details, plot), EP-Online (energy label), CBS (neighbourhood statistics, price index, energy use), RIVM (noise, air, light, greenery), Klimaateffectatlas and LIWO (heat, water), police open data and Leefbaarometer (safety), and ADS-B networks (air traffic). All calculations are indicative and do not constitute a valuation or advice.