Unique Detached Villa with Tent Roof in Quiet Passewaaij Location
Key Features
Upsides
- Generous plot size of 602 square meters provides ample outdoor space, privacy, and potential for garden additions such as a veranda or garden shed.
- Unique tent roof architecture gives the property a distinctive character that sets it apart from standard residential homes in the area.
- Quiet cul-de-sac location at the end of a dead-end court with no through traffic, while still being within walking distance of the neighborhood shopping center and daily amenities.
- Flexible ground floor garage space of 17 square meters offers conversion possibilities for a home office, practice room, or ground-floor bedroom and bathroom for age-in-place living.
- Well-maintained property with 28 years of single-family occupancy, indicating careful stewardship and a home that has proven its livability over time.
Downsides
- The official layout shows only three bedrooms, which may be insufficient for larger families seeking four or more sleeping spaces without modification.
- No energy label is available, making it difficult to assess the exact energy efficiency of the property despite mentions of full insulation.
- The distinctive tent roof architecture, while unique, may not appeal to all buyers and could potentially complicate certain maintenance or renovation projects.
- At 5,203 euros per square meter, the price per living area is relatively high compared to average market rates in the region.
- The property was built in 1998, meaning some systems and finishes may eventually require updating despite the 2021 boiler replacement.
Description
This detached villa is situated in the popular Passewaaij neighborhood of Tiel, a residential area known for its family-friendly atmosphere and convenient access to daily amenities. The property stands at the end of a quiet cul-de-sac, a small side street that sees no through traffic, providing residents with a peaceful living environment while maintaining proximity to the local shopping center and other essential services.
The home was built in 1998 as a custom design on a purchased plot, with the current owners being the first and only residents over the past 28 years. This single-occupancy history indicates a well-maintained property that has served its owners comfortably for nearly three decades. The architectural design is distinctive, featuring a characteristic tent roof covered with traditional tiles that gives the villa a unique appearance compared to standard residential constructions in the area.
The total living area measures 138 square meters, distributed across two main living floors plus an additional attic level under the tent roof. The plot size is notably generous at 602 square meters, which is above average for the neighborhood and provides ample outdoor space. The building also includes 17 square meters of additional indoor space (the garage) and 18 square meters of attached outdoor area (the carport).
On the ground floor, the layout flows through several distinct living zones. The front-facing living room features a prominent bay window with large glass panels that frame views of the garden and surrounding greenery. Natural light enters abundantly through these windows, creating a bright and open atmosphere throughout the main living areas. The central dining area is positioned to accommodate large family gatherings, dinner parties, and everyday meals alike. A sliding patio door connects this space directly to the garden, maintaining a visual and physical connection to the outdoors.
The kitchen is adjacent to the dining area and shares the same benefits of natural light and garden views. The kitchen layout allows for comfortable meal preparation while maintaining contact with family members or guests in the adjacent spaces.
A significant feature of the ground floor is the integrated garage, which measures 17 square meters. The listing suggests this space offers multiple possibilities beyond vehicle storage, including conversion to a home office, hobby room, or even a ground-floor bedroom and bathroom arrangement for age-in-place living. This flexibility adds practical long-term value to the property.
The first floor contains three bedrooms, each with its own character. The distinctive round dormer windows, consistent with the tent roof architecture, provide these rooms with unique spatial qualities and additional natural light. The listing mentions the possibility of creating a fourth bedroom or a dedicated home workspace on this level. The bathroom on this floor is fully equipped with a bathtub, shower, and sink, while a separate toilet provides additional convenience.
The second floor, located under the tent roof structure, offers versatile space that currently serves as storage but could be adapted for various purposes. The angled ceilings created by the tent roof design result in an interesting spatial experience, with opportunities for a home office, hobby area, additional bedroom, or practical storage depending on the new owner's needs.
The outdoor space surrounding the property is a notable feature. The garden wraps around the house, providing different outdoor experiences throughout the day. Morning sun reaches the front of the property, while the rear garden catches the evening sun. The 602-square-meter plot offers sufficient space for various outdoor additions such as a veranda, garden shed, pond, or other landscaping features. Privacy is well-maintained through the positioning of the house and the surrounding green elements.
Parking is accommodated through both the internal garage (suitable for one vehicle) and an adjacent carport on the side of the property. Additional parking is available on the property's own grounds.
The property is fully insulated, contributing to energy efficiency despite the absence of a formal energy label in the listing. Heating and hot water are provided by a gas-fired combi boiler from the brand Atag, installed in 2021 and included in the purchase. The mechanical ventilation system helps maintain good air quality throughout the home.
Additional features include exterior sun blinds, fiber optic cable connection, TV cable, and a sliding patio door. A separate freestanding wooden storage shed provides additional outdoor storage space of 12 square meters.
The Passewaaij neighborhood where this villa is located is a planned residential area in Tiel that has developed into a sought-after location for families. The proximity to the neighborhood shopping center means daily groceries and services are within walking distance. The combination of a quiet, traffic-free immediate environment with convenient access to urban amenities represents a balance that many home seekers value.
The asking price is set at 718,000 euros, which translates to approximately 5,203 euros per square meter of living space. The property is available immediately, with the exact acceptance date to be determined through negotiation. The cadastral designation is TIEL D 7247, and the property is offered with full ownership rights.
This villa represents a distinctive option in the Tiel housing market, combining unique architecture with practical living spaces and a generous plot in a well-regarded residential location. The 28-year history of satisfied occupancy suggests the property has proven its livability over time, while the flexible spaces offer opportunities for new owners to adapt the home to their specific lifestyle needs.
Features
Bathroom
Shower
The listing explicitly states bathroom features include 'Douche, ligbad, en wastafel' (shower, bathtub, and sink).
Bathtub
The listing explicitly states bathroom features include 'Douche, ligbad, en wastafel' (shower, bathtub, and sink).
Ensuite Bathroom
No mention of an ensuite bathroom attached to any bedroom. The bathroom is described as being separate from the toilet, suggesting a central bathroom layout.
Guest Toilet
The listing mentions '2 aparte toiletten' (2 separate toilets). With 3 bedrooms and 2 separate toilets, one is likely a guest toilet on a different floor.
Shared Shower
This is a private detached villa, not a shared housing situation.
Shared Toilet
This is a private detached villa, not a shared housing situation.
His And Hers Sinks
The listing mentions 'wastafel' (sink) in singular form, suggesting a single sink rather than double sinks.
Building General
Corner Property
Exterior
Balcony
Listing mentions a bay window and sliding doors, but no balcony.
Rear Garden
Listing explicitly mentions a garden all around and enjoying evening sun in the garden.
Front Garden
Listing mentions morning sun at the front and a garden all around.
Side Garden
Listing specifies a garden all around the property.
Rooftop Terrace
No mention of a rooftop terrace.
Veranda
Listing states there is space to build a veranda, implying there isn't one currently.
Guest House
No mention of a guest house.
Waterfront
No mention of water nearby.
Kitchen Garden
No mention of a kitchen garden.
Equestrian Facilities
No mention of equestrian facilities.
Small Livestock Facilities
No mention of livestock facilities.
Private Outdoor Pool
No mention of a pool.
Private Outdoor Jacuzzi
No mention of a jacuzzi.
Private Tennis Court
No mention of a tennis court.
Remarkable Mountain View
Property is located in a flat area in the Netherlands.
Remarkable City View
Property is located in a quiet residential cul-de-sac.
Remarkable Garden View
Listing highlights continuous connection with the outdoors, views of the garden, and green surroundings.
Remarkable Sea View
Property is located inland.
Remarkable Harbour View
No harbour or water features mentioned.
Remarkable Landmark View
No landmarks mentioned.
Interior Comfort
Central Heating
The features explicitly state that heating is provided by a CV-ketel (central heating boiler).
Home Office
The listing mentions the possibility to create a home office or workspace, but does not state that one currently exists.
Skylight
The features list explicitly includes 'dakraam' (skylight).
Bay Window
The description explicitly mentions a 'fraaie erker' (beautiful bay window) and it is listed in the summary features.
Private Indoor Pool
There is no mention of an indoor pool, which would be highly unusual for this type of property.
Private Indoor Sauna
There is no mention of a sauna in the listing.
French Doors
The listing specifically mentions a 'schuifpui' (sliding patio door) rather than French doors.
Interior Style
Scandinavian
The description focuses on light, space, and greenery, but lacks specific Scandinavian design elements like minimalism or specific wood types.
Modern
Built in 1998 with a unique architectural design, but the description emphasizes character and personality over a sleek or contemporary modern style.
Industrial
There are no mentions of industrial features such as exposed brick, metal accents, or concrete finishes.
Mediterranean
No Mediterranean elements like terracotta, stucco walls, or specific patio descriptions are present.
Classic
Described as a villa with a characteristic tent roof (tentdak) and round dormers, giving it a somewhat traditional and distinct character rather than purely classic.
Exterior Style
Traditional Historic
Property was built in 1998 with unique architecture.
Early 20th Century
Property was built in 1998.
Post War Functional
Property was built in 1998.
Modernist
Built in 1998, the listing emphasizes its unique architecture, not being standard, and having a characteristic tent roof.
Newly Build
Property is listed as existing construction from 1998.
Kitchen
Shared Kitchen
The property is described as a detached villa (vrijstaande villa), which means the kitchen is private and not shared.
Design Kitchen
The house is described as having unique architecture and not being standard, but there is no specific mention of a high-end designer kitchen.
New Kitchen
The current owners built the house almost 28 years ago and are the first residents, making it highly unlikely that the kitchen is new.
Parking & Storage
Parking
Listing states 'Parkeergelegenheid Op eigen terrein', includes a carport and garage.
Storage Room
Listing mentions 'Externe bergruimte 12 m²' and 'veel bergruimte' on the second floor.
Garage
Listing explicitly mentions 'Inpandige garage' with a capacity of 1 auto.
Double Garage
The garage capacity is explicitly listed as 1 auto.
Attic
The 'tweede verdieping' (second floor) under the 'tentdak' (hip roof) functions as an attic space with storage.
Cellar
No cellar is mentioned, which is standard for Dutch villas built in 1998.
Covered Parking
The property features both a carport and an integral (inpandige) garage.
Underground Parking
It is a detached villa with its own garage and carport; no underground parking is present.
Shed
Listing specifies 'Vrijstaande houten berging' (freestanding wooden shed).
Parkspot Rent Price Month
There is no rented parking spot mentioned; parking is on the private property.
Parkspot Sale Price
There is no separate parking spot for sale mentioned; parking is included with the property.
Rules
Owners Association
The property is described as a detached villa on its own plot (602 m2) built by the owners, which typically does not have an owners association (VvE), and none is mentioned in the listing.
Leasehold
The listing explicitly states 'Eigendomssituatie: Volle eigendom' (Ownership situation: Full ownership), meaning it is freehold, not leasehold.
Oa Chamber Of Commerce Registered
There is no owners association mentioned for this detached villa.
Oa Annual Meeting
There is no owners association mentioned for this detached villa.
Oa Fees
There is no owners association mentioned for this detached villa.
Oa Reserve Fund
There is no owners association mentioned for this detached villa.
Oa Maintenance Plan
There is no owners association mentioned for this detached villa.
Oa Buildings Insurance
There is no owners association mentioned for this detached villa.
Open Viewing
Safety & Accessibility
Elevator
It is a 2-story plus attic detached villa from 1998 with no mention of an elevator.
Private Entrance
The property is a detached villa, which inherently includes a private entrance.
Automatic Gate
There is a carport and parking on the property, but no automatic gate is mentioned.
Gated Community
It is located in a quiet cul-de-sac, but it is not described as a gated community.
Wheelchair Accessible
The listing mentions the potential to create a ground floor bedroom and bathroom for age-in-place living, but does not confirm current wheelchair accessibility.
Utilities & Technical
High Speed Internet
Fiber optic cable is listed, which inherently provides high-speed internet capabilities.
Fibre Internet
The features list explicitly includes 'glasvezelkabel' (fiber optic cable).
Smart Home
There is no mention of any smart home features or systems; the description focuses on architecture, natural light, and space.
Ventilation System
The features list explicitly includes 'mechanische ventilatie' (mechanical ventilation).
Cable Tv
The features list explicitly includes 'TV kabel' (TV cable).
Water Softener
No water softener is mentioned, and it is not a standard feature in this type of Dutch residence.
Energy Efficiency
Solar Panels
Not mentioned anywhere in the listing. The energy section only specifies a gas-fired combi boiler.
Triple Glazing
Not mentioned in the listing. Triple glazing was highly uncommon for residential properties built in 1998.
Wall Insulation
Explicitly listed under the 'Isolatie' (Insulation) section as 'Muurisolatie' (wall insulation).
Heat Pump
The listing explicitly states that both heating and hot water are provided by a 'Cv-ketel' (gas-fired combi boiler).
Home Battery
Not mentioned in the text and exceptionally unlikely given the absence of solar panels and the 1998 construction date.
Other Energy Efficiency Measures
The property includes mechanical ventilation and exterior sun blinds (buitenzonwering) to reduce summer heat gain. Additionally, the original boiler has been replaced with a modern, high-efficiency 2021 Atag combi boiler.
Location
History
No history available for this listing.