A new apartment by the park
This brand-new apartment on Dorhoutstraat 81 sits on the second floor of a portiekflat, right by a park and along a quiet road. It is part of a new-build project in the Achter de Hoven neighbourhood in Leeuwarden, a part of the city where the streets feel calm and green. The asking price of €407,500 is on the high side compared with the average asking price in the neighbourhood, which comes to €361,809. For context, the average asking price per square metre in the area is €3,997, while this home is listed at €5,158 per square metre. If you are looking at [apartments in Leeuwarden], this one stands out for its energy label and its location.
Inside the home
The apartment has four rooms, including two bedrooms and one bathroom, all spread over a single floor. The living area is 79 square metres according to the agent, while the BAG registration lists it as 78 square metres. The home is heated with underfloor heating throughout and a heat pump, which fits with its A+++ energy label, an efficient label. As a new-build, it comes with modern installations and a fresh finish. The property is offered for sale via multiple channels, including Hoekstra Makelaardij.
Life in Achter de Hoven
Achter de Hoven is a neighbourhood with a mix of older and newer housing, and it sits close to the Potmargezone, a green area along the river. Residents across the municipality of Leeuwarden give their living environment an average score of 7.27, based on 56 reviews. One resident describes the area as an "atmospheric neighbourhood with nice neighbours," mentioning houses with a stately character and easy access to the city centre. Another resident, however, shares a negative experience, citing nuisance from neighbours and safety concerns in a different part of the city. The neighbourhood itself has about 2,385 residents, and a large share of households are single-person homes. For a closer look at what this area offers, you can read more about [the Achter de Hoven neighbourhood].
Amenities and getting around
For daily errands, you have several supermarkets within easy reach: Aldi is just around the corner, AH XL is a five-minute walk away, and Albert Heijn is a couple of streets further. Schools are also close by, with Aeres VMBO Leeuwarden just around the corner and CSG Comenius, Mariënburg a short walk away. The nearest GP, Huisartsenpraktijk Kolthoff, is just around the corner, and the pharmacy, Service Apotheek Buitenhove, is a couple of streets away. For public transport, bus line 7 stops at Leeuwarden, Knoopstraat, just around the corner, and the train station Leeuwarden is about a ten-minute walk. The municipality of Leeuwarden offers a range of amenities and services, as you can see on the page for [the municipality of Leeuwarden].
WOZ and address data
The WOZ value for this property is not available in the records, so no comparison with the asking price can be made here. As for the address, the area-level risk indications show that noise from road traffic is 41 dB Lden, which is below the norm, and similar for rail and air traffic, both under the standard. The foundation risk is indicated as low, though the soil is clay, which is sensitive to settling, and 3% of buildings in the area have an elevated risk of pile rot, according to the Klimaateffectatlas. For climate risks, pluvial flooding is low, as is flood risk now and in 2050, while heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Hoekstra Makelaardij and Funda.
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Frequently asked questions
About Dorhoutstraat 81, Leeuwarden
What is the asking price for this apartment?
The asking price is €407,500. This is on the high side compared with the average asking price in the neighbourhood, which is €361,809, a difference of 13%. The price per square metre is €5,158, based on the agent's listed living area of 79 square metres, while the neighbourhood average is €3,997 per square metre. The price verdict is precomputed against the neighbourhood average, so it reflects the market position rather than an opinion.
What is the layout of this apartment?
The apartment has four rooms in total, including two bedrooms and one bathroom, all on a single floor. The living area is 79 square metres according to the agent, while the BAG registration lists it as 78 square metres. The home is located on the second floor of a portiekflat, a type of apartment building with a shared entrance. It is a new-build, so the layout is modern and the finishes are fresh.
What is the energy label and what does it mean?
The energy label is A+++, which is an efficient label. This means the home is designed to use relatively little energy for heating and hot water, which can keep energy costs lower compared with less efficient labels. The home is heated with underfloor heating throughout and a heat pump, which are efficient systems. As a new-build, it is built to current standards, so you can expect good energy performance.
What is the WOZ value of this property?
The WOZ value for this property is not stated in the available records. The WOZ value is the municipal valuation used for tax purposes, and it is not always published in listings. Without this figure, it is not possible to compare the asking price with the official valuation. The asking price is €407,500, and the neighbourhood average asking price is €361,809, but the WOZ value would provide a different reference point.
What are the noise levels around this address?
The area-level noise indications show that road traffic noise is 41 dB Lden, which is below the Dutch noise norm. Rail traffic noise is 33 dB Lden, also below the norm, and air traffic noise is 31 dB Lden, again under the standard. These figures are based on public data from the Atlas Leefomgeving and are indications at the area level, not measurements at this specific home. They suggest that noise is not a major concern here.
What is the foundation risk for this area?
The foundation risk indication for this address is low. However, the soil is clay, which is sensitive to settling, and according to the Klimaateffectatlas, 3% of buildings in the area have an elevated risk of pile rot. This is an area-level indication based on public data, not an inspection of this specific home. It gives a general sense of the ground conditions, but a structural survey would be needed for a definitive assessment.
What supermarkets are nearby?
There are several supermarkets within easy reach. Aldi is the closest at 526 metres, just around the corner. AH XL is at 585 metres, a five-minute walk, and Albert Heijn is at 628 metres, also a short walk. There are more options further away, including another Albert Heijn at 755 metres and a SPAR at 1,143 metres. This means you have a good choice for daily groceries without needing to travel far.
What schools are close to this apartment?
There are several schools nearby. Aeres VMBO Leeuwarden, a secondary school, is just around the corner at 227 metres. CSG Comenius, Mariënburg, another secondary school, is at 399 metres, a five-minute walk. For primary education, IKC de Kinderkoepel is at 724 metres, and IKC de Weide is at 788 metres. This makes the location convenient for families with school-age children, though the apartment itself has two bedrooms.
How is the public transport connection?
The nearest bus stop is Leeuwarden, Knoopstraat, at 226 metres, just around the corner, served by bus line 7. There are additional stops on the same line at Appelstraat and Fruitstraat, both within a short walk. The nearest train station is Leeuwarden, at 1,176 metres, which is about a ten-minute walk. This gives you access to both local bus services and the national rail network.
What is the neighbourhood like?
Achter de Hoven is a neighbourhood in Leeuwarden with about 2,385 residents. A large share of households are single-person homes, at 62%, and the average household size is 1.6. Residents across the municipality of Leeuwarden give their living environment an average score of 7.27, based on 56 reviews. One resident describes the area as atmospheric with nice neighbours, while another mentions negative experiences in a different part of the city. The neighbourhood is close to the Potmargezone, a green area.
