A modern apartment in Groenoord
This apartment on Edisonstraat 15 sits in Groenoord, a neighbourhood in Leiden-Noord. Built in 2016, it is a recent addition to an area where many homes date from before 1945. The asking price is €495,000, and the price per square metre works out at €6,781 based on the agent's floor area. For more context, you can compare with other apartments in Leiden.
Inside the home
The apartment has three rooms, including two bedrooms and one bathroom, spread over the third floor of a building with thirteen floors. The living area is 73 square metres according to the agent, while the BAG registration lists 70 square metres. The home has a balcony and is fully owned. The agent describes the insulation as HR glazing and fully insulated, and the heating runs on district heating with a heat recovery system. There is a homeowners' association fee of €188.72 per month.
Life in Groenoord
Groenoord is a mixed neighbourhood with about 3,255 residents, many of whom live alone. Residents of the district of Leiden-Noord give their area an average score of 7.13, based on five reviews. One resident says: "I don't really have an experience but there are many nice people." Another resident is less positive, mentioning "too little police control" and a decline in the area, though they note the shops at Kooiplein and the library and schools in the building as positives. The reviews reflect a range of experiences, so it is worth reading them for yourself. This is the Groenoord neighbourhood as it stands today.
Amenities and transport
The daily essentials are close by. The Dirk supermarket is a ten-minute walk away, and the Jumbo and SPAR are a couple of streets further. For schools, the Stedelijk Gymnasium Leiden (locatie Socrates) is just around the corner, and the Vrije School Mareland is a five-minute walk. The nearest GP is Huisartsenpraktijk Boender, a ten-minute walk, with Apotheek Leidse Hout nearby. The bus stop Leiden, Groenoord is on your doorstep, with lines 3, 4, 365, 366 and 410. Leiden Centraal station is a ten-minute walk. All of this is within the municipality of Leiden.
WOZ value and address data
The WOZ value for this home is €531,000, as of the reference date 1 January 2025. The asking price is 7% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 52%, from €349,000 to €531,000. At the address level, public risk data indicates road traffic noise at 65 dB Lden, which is above the noise standard, while rail and aircraft noise are below their standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding at heavy rain is elevated, while flood risk is low now and in 2050. Heat stress is medium now and in 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Hoekstra en van Eck and their listings on Funda and Huispedia.
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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 Edisonstraat 15, Leiden
How does the asking price compare with the WOZ value?
The asking price of €495,000 is 7% below the WOZ value of €531,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The asking price is also 16% below the average asking price of €587,143 for homes in the neighbourhood, according to the precomputed comparison.
What is the layout of this apartment?
The apartment has three rooms in total, including two bedrooms and one bathroom. It is located on the third floor of a building with thirteen floors. The living area is 73 square metres according to the agent, while the BAG registration lists 70 square metres. There is a balcony, and the home is fully owned.
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 likely to have relatively low energy costs compared with less efficient labels. The agent also states that the home has HR glazing and is fully insulated, with district heating and a heat recovery system. Only 11% of the homes for sale in the neighbourhood have label A+ or better.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data. The soil is clay, which is sensitive to settling, but this is an area-level indication, not an inspection of this specific home. The data comes from sources like Atlas Leefomgeving and KCAF.
How noisy is the area around this home?
Public risk data indicates road traffic noise at 65 dB Lden, which is above the noise standard, based on 2022 data. Rail noise is 37 dB Lden and aircraft noise is 44 dB Lden, both below their respective standards. These are area-level indications, not measurements at the home itself.
What are the flood and heat risks for this address?
Pluvial flooding at heavy rain is elevated, while flood risk from rivers or the sea is low, both now and in 2050. Heat stress is medium, both now and in 2050. These are area-level indications from the Klimaateffectatlas, not a prediction for this specific property.
Which supermarkets are closest to this apartment?
The nearest supermarket is Dirk, about 610 metres away, which is a ten-minute walk. The Jumbo is about 792 metres away, and the SPAR is about 827 metres away. There are also two AH to go locations within about 850 metres, so daily groceries are within easy reach.
What public transport options are available nearby?
The bus stop Leiden, Groenoord is just 39 metres away, with lines 3, 4, 365, 366 and 410. The stop Leiden, Schipholweg is about 384 metres away with lines 3 and 4. Leiden Centraal train station is about 796 metres away, which is a ten-minute walk.
What schools are near this home?
The Stedelijk Gymnasium Leiden (locatie Socrates) is about 372 metres away, and the Vrije School Mareland is about 399 metres away. Het Waterland, a secondary school, is about 595 metres away. There are also several other primary and special education schools within a short distance.
How has the WOZ value developed over the past five years?
The WOZ value has risen by 52% between 2020 and 2025, from €349,000 to €531,000. This is a significant increase over the period. The current WOZ value, as of 1 January 2025, is €531,000, and the asking price is 7% below this figure.
