Boterstraat 11A
Dokkum binnen de Bolwerken, Noardeast-Fryslân
AreaA classic upper-floor apartment in the heart of Dokkum
This upper-floor apartment sits right in the centre of Dokkum, within the historic Bolwerken ring. The building dates from 1900 and carries an energy label B. With a living area of 72 m², the asking price of €249,000 works out at €3,458 per m², which is on the high side compared with other apartments in Noardeast-Fryslân.
The home itself
The apartment spans two floors and is described by the agent as a single room, with a volume of 175 m³. It comes with full ownership, so there is no leasehold. According to the agent, the home has roof insulation, double glazing, wall insulation and floor insulation, and is heated by a central heating boiler. The property is situated in the centre of Dokkum.
Life in Dokkum binnen de Bolwerken
Dokkum binnen de Bolwerken is a compact neighbourhood with around 1,375 residents, many of whom live alone. Residents of the wider district give their living environment an average score of 7.25 out of 10, based on eight reviews. One resident describes the area as cosy, adding that more consideration should be given to people living in the city centre. Another says everything is easily accessible from here. The neighbourhood has a moderate urban character, with an address density of 1,393 per km². For a closer look at the Dokkum binnen de Bolwerken neighbourhood, the figures paint a picture of a lively, central area.
Amenities and transport
Daily errands are easy from this spot. The Jumbo supermarket is just around the corner, with Aldi a couple of streets away and SPAR a ten-minute walk. For primary education, the School voor Speciaal Basisonderwijs De Twine is a couple of streets away, and Christelijke Basisschool Eben Haezer is also within walking distance. The nearest GP is Huisartsencentrum Dokkum, about a ten-minute walk, with Spoedapotheek Dokkum en Omstreken nearby. The bus station at Dokkum, Busstation, is just around the corner and serves numerous lines including 51, 52, 55 and 56. The nearest train station, De Westereen, is about 9 km away. The wider surroundings fall under the municipality of Noardeast-Fryslân.
WOZ value and address data
The WOZ value of the property is €180,000, with a reference date of 1 January 2025. The asking price is 38% above this WOZ value. Over the past five years, the WOZ value has developed in line with the local market. As for address-level risks, the noise from road traffic is measured at 50 dB Lden, which is above the standard, while aircraft noise at 44 dB Lden stays below the norm. The foundation risk indication for this area is elevated, partly because the building dates from 1900 and sits on clay soil, and 5% of properties in the neighbourhood have an increased risk of pile rot. These are area-level indications, not an inspection of this specific home. Pluvial flooding risk is low, as is current flood risk, while heat stress is expected to become medium by 2050.
Source and agent
At the time of writing, the home is offered only via REND.
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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 Boterstraat 11A, Dokkum
How does the asking price compare to the WOZ value?
The asking price of €249,000 is 38% above the WOZ value of €180,000, 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 asking price and WOZ value is a fact you can weigh up yourself.
What is the layout of this apartment?
According to the agent, this is an upper-floor apartment with one room spread over two floors, with a total volume of 175 m³. The living area is 72 m². The home has full ownership, so there is no leasehold. The agent also mentions roof insulation, double glazing, wall insulation and floor insulation, and a central heating boiler.
What is the energy label and what does it mean?
The energy label is B, which is an efficient label. This means the home is relatively energy-efficient compared to the least efficient labels. The agent also states that the home has roof insulation, double glazing, wall insulation and floor insulation, which supports the label. Expect moderate energy costs for a home of this size.
What is the foundation risk for this property?
The foundation risk indication for this area is elevated, according to public data. This is partly because the building dates from 1900 and sits on clay soil, and 5% of properties in the neighbourhood have an increased risk of pile rot. These are area-level indications, not an inspection of this specific home.
How noisy is it at this address?
The noise from road traffic is measured at 50 dB Lden, which is above the Dutch standard. Aircraft noise is measured at 44 dB Lden, which stays below the standard. These figures come from public data on the address level and give an indication of the sound environment, not a measurement inside the home.
What supermarkets are nearby?
The nearest supermarket is Jumbo, just around the corner at about 218 metres. Aldi is about 570 metres away, SPAR about 712 metres, and Albert Heijn about 796 metres. With several options within a short walk, daily groceries are easy to pick up.
Which schools are close to this apartment?
The nearest school is School voor Speciaal Basisonderwijs De Twine, about 347 metres away. Christelijke Basisschool Eben Haezer is about 423 metres away, and Burgerschool about 500 metres. For secondary education, the nearest school is about 1.2 km away.
What public transport options are available?
The bus station at Dokkum, Busstation, is about 333 metres away and serves many lines, including 51, 52, 55, 56, 60 and 63. There is also a stop at Dokkum, Watertoren, about 439 metres away. The nearest train station is De Westereen, about 9 km away.
What is the neighbourhood like?
Dokkum binnen de Bolwerken has around 1,375 residents, with a high share of single-person households at 63%. Residents of the wider district give their living environment an average score of 7.25 out of 10. One resident says everything is easily accessible from here, while another mentions the city centre could show more consideration for its residents.
Is there a risk of flooding?
The current flood risk is low, and the risk for 2050 is also low. Pluvial flooding, which happens during heavy rain, is also rated low. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications based on public climate data.
