Tull en 't Waal, Houten

Tull en 't Waal scores 3.0 out of 5 on the Dutch government's livability index (Leefbaarometer). The average property valuation (WOZ) is €616.000, with 84% of homes owner-occupied. The area has 750 residents. Crime is categorised as 'low' relative to other Dutch neighbourhoods.

3.0

Livability

Average

€

Avg. WOZ value

€616.000

✓

Crime risk

Low risk

Based on 6 government sources · Last updated 7 July 2026

Housing Market

Avg. WOZ value

€616.000

CBS Kerncijfers 2025

+17% vs city · +55% vs NL

Owner-occupied

84%

+25% vs city · +47% vs NL

View WOZ history for a specific address→

Market Trends

Avg. sale price (2025)

€583.825

-1.5% vs. a year earlier

Premium over asking

+6.9%

average paid over (or below) the asking price

Sold above asking

77%

Median time on market

26 days

Market tension

2.1

months of supply at the current sales pace (lower = tighter)

Indicators 2026-Q1

Housing Stock

Construction period

1965-1975

Number of homes

310

Energy labels in the area

Based on 153 registered labels · Source: EP-Online

Solar installations

Livability

3.0/ 5

Safety

3.5

Amenities

2.2

Housing quality

3.3

Physical environment

3.1

Residents

3.4

Source: Leefbaarometer 2024

Safety

Low risk8.9 crimes per 1,000 residents↓ 33% vs last year

Theft

3.0 per 1,000

Violence

5.9 per 1,000

Vandalism

0.0 per 1,000

Source: CBS 2024

This is what we know about Tull en 't Waal.

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Demographics

Residents

750

Households

320

Age distribution

0–15: 11%15–25: 13%25–45: 21%45–65: 33%65+: 23%

Single-person

27%

Avg. household

2.3

Source: CBS

Living Environment

Air Quality

Source: RIVM 2022

Noise Levels

QuietAverage 47 dB

Flood Risk

Low risk

Ground & Heritage

Foundation risk

LowKwetsbaar gebied - 20-40 %

Soil

No known contamination

Measured at neighbourhood level (centre) · Source: RCE, foundations atlas, Bodemloket

Accessibility

Train station5.5 km

Supermarket2.2 km

GP / Doctor1.9 km

Hospital6.5 km

Primary school1.8 km

Daycare1.8 km

Source: CBS 2024

Schools

Nearby Schools

School	Type	Distance	Rating
Katholieke Basisschool St Michiel	Primary	1.4km	Satisfactory
Het Mozaïek-De Haag	Primary	2.4km	Satisfactory
Basisschool De Boogerd	Primary	4.5km	Satisfactory

Katholieke Basisschool St Michiel

Primary · 1.4km

Satisfactory

Het Mozaïek-De Haag

Primary · 2.4km

Satisfactory

Basisschool De Boogerd

Primary · 4.5km

Satisfactory

Source: DUO 2026

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