A new apartment in the heart of Leeuwarden
This apartment sits on the Amelandsstraat in the Hoek neighbourhood, right in the middle of Leeuwarden's historic centre. It is a recent addition to the housing stock, built in 2024, which stands out in an area where most homes date from before 1945. The asking price of €275,000 is on the high side compared with the average for apartments in Leeuwarden, though the home is new and comes with an A+++ energy label.
Inside the home
According to the agent, the apartment has two rooms, one bathroom and is spread over a single floor on the second storey. The living area is 49 m², which matches the BAG registration. The home has a patio of 250 m² facing south-west, accessible via the back entrance, and there is parking available. It is fully owned, with draught sealing and full insulation, underfloor heating and a heat pump. The monthly homeowners' association fee is €143.69.
Life in the Hoek
The Hoek neighbourhood is a compact urban area with around 1,290 residents, many of them living alone. It is a very strongly urban setting with a high address density. Residents of the municipality of Leeuwarden give their living environment an average score of 7.32, based on 54 reviews. One resident describes it as an atmospheric neighbourhood with nice neighbours, where you can walk straight into the city centre. Another resident, however, speaks of a very negative experience with nuisance and safety concerns. The neighbourhood has a high proportion of young adults, with 42% of residents aged between 15 and 25.
Amenities and transport
Daily errands are easy from here. The Ekoplaza supermarket is on your doorstep, with Jumbo and Poiesz just around the corner. The nearest primary school, IKC Aventurijn, is a five-minute walk away, and the Stedelijk Gymnasium is a couple of streets away. The Alphega Centraal Apotheek is on your doorstep, and the Compas Huisartsenpraktijk is a ten-minute walk. Bus stops at Nieuwe Hoek and Oosterkade are just around the corner, with lines 8 and 3, 8, 9, 11 and 13 respectively. Leeuwarden train station is a ten-minute walk, and the municipality of Leeuwarden offers further amenities within easy reach.
WOZ value and address data
The WOZ value of the home is €261,000, based on the reference date of 1 January 2025. The asking price is 5% above this value. Over the past years the WOZ value has risen from €51,000 in 2023 to €209,000 in 2024 and €261,000 in 2025. As for the address, the noise levels from road, rail and air traffic are all below the relevant standards. The foundation risk indication for this area is elevated, with clay soil noted as sensitive to settlement, and 18% of properties in the neighbourhood showing an elevated risk of pile rot. These are area-level indications, not an inspection of this specific home. Pluvial flooding risk is low, and heat stress is indicated as medium.
Source and agent
At the time of writing, the home is offered via multiple channels, including De Flexibele Makelaar and De Flexibele Makelaar, NVM Makelaardij on Funda, as well as De Flexibele Makelaar Friesland & Groningen.
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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 Amelandsstraat 27, Leeuwarden
What is the asking price for this apartment?
The asking price is €275,000. The average asking price for homes in the Hoek neighbourhood is €316,409, with a median of €299,000. The price per square metre is €5,612 based on the agent's listing, which is higher than the neighbourhood average of €3,572 per m².
How does the asking price compare to the WOZ value?
The WOZ value is €261,000, based on the reference date of 1 January 2025. The asking price is 5% above this value. The WOZ value has increased significantly in recent years, from €51,000 in 2023 to €209,000 in 2024 and €261,000 in 2025.
What is the layout of this apartment?
The apartment has two rooms and one bathroom, spread over a single floor on the second storey. The living area is 49 m², which is confirmed by both the BAG registration and the agent. The home also has a patio of 250 m² facing south-west, accessible via the back entrance.
What is the foundation risk for this address?
The foundation risk indication for this area is elevated. The soil is clay, which is sensitive to settlement, and 18% of properties in the neighbourhood show an elevated risk of pile rot according to the Klimaateffectatlas. This is an area-level indication based on public data, not an inspection of this specific home.
What amenities are nearby?
The Ekoplaza supermarket is on your doorstep at 23 metres, with Jumbo and Poiesz within a few hundred metres. The Alphega Centraal Apotheek is at 50 metres, and the Compas Huisartsenpraktijk is at 570 metres. Several schools are within walking distance, including IKC Aventurijn at 493 metres and the Stedelijk Gymnasium at 339 metres.
How is the public transport in this area?
Bus stops are close by: Leeuwarden, Nieuwe Hoek and Leeuwarden, Oosterkade are both at 163 metres, with lines 8 and 3, 8, 9, 11 and 13 respectively. Leeuwarden, Wissesdwinger is at 380 metres with lines 6, 10, 62, 72, 73 and 695. The nearest train station is Leeuwarden, at 1,010 metres.
What is the energy label of this home?
The energy label is A+++, which is an efficient label. The agent also states that the home has draught sealing and full insulation, with underfloor heating and a heat pump. The home was built in 2024.
What is the Hoek neighbourhood like?
The Hoek neighbourhood has around 1,290 residents, with a high proportion of young adults aged 15 to 25. It is a very strongly urban area with a high address density. Residents of the municipality of Leeuwarden give their living environment an average score of 7.32, though reviews vary from positive experiences of an atmospheric neighbourhood to concerns about safety.
What is the homeowners' association fee?
The monthly homeowners' association fee is €143.69. The home is fully owned, meaning there is no leasehold. The fee covers the shared costs of the building.
How many homes are for sale in the neighbourhood?
There are currently 11 homes for sale in the Hoek neighbourhood. The average asking price is €316,409, with prices ranging from €140,000 to €690,000. In the past period, 31 homes were sold at an average price of €294,632.
