Hooigracht 70B
Pancras-West, Leiden
NeighbourhoodA classic upper-floor apartment in Leiden's historic centre
This upper-floor apartment sits on the Hooigracht, one of Leiden's oldest canals, in the Pancras-West neighbourhood. Built in 1914, it's a piece of the city's rich history, right in the middle of the bustling centre. The asking price of €350,000 is 59% below the neighbourhood average of €863,150, which puts it on the low side for the area. For context, apartments in Leiden typically go for more.
Inside the home
The apartment spans one floor and includes two rooms, one bedroom, and one bathroom. The living area is 52 m² according to both the BAG registration and the agent's listing. It's a full ownership property, so no ground lease to worry about. The monthly homeowners' association fee is €143.15. The listing does not state the energy label, so that information is missing.
Life in Pancras-West
Pancras-West is a lively, student-filled corner of Leiden's centre. Residents of the district give it an average score of 7.61, based on six reviews. One resident says: "My neighbourhood is in the centre of Leiden, so everything is close by. I also think it's beautiful. Unfortunately, there is a lack of nature." Another adds: "I don't feel unsafe when I come home late at night, as the neighbourhood is lively and so far there are no weird types around." The area is densely populated, with 1,195 residents and a high proportion of young adults. It's a place where the energy of the city is always around you. For more on the area, see the Pancras-West neighbourhood.
Amenities and transport
Daily life here is convenient. The Albert Heijn supermarket is on your doorstep, and the Ekoplaza and SPAR are just around the corner. For primary education, De Pionier and Haanstra Basisschool are a ten-minute walk away. The nearest GP, Huisartsencentrum Leiden, is a couple of streets away, and the Haven Apotheek is nearby too. Public transport is well covered: bus stop Leiden, Hooigracht with line 3 is on your doorstep, and Leiden, Pelikaan with lines 45, 56, 400, 401, and N40 is just around the corner. Leiden Centraal station is a ten-minute walk. All this is part of the municipality of Leiden.
WOZ value and address data
The WOZ value for this property is €325,000, as of the reference date 1 January 2025. The asking price is 8% above this value. The WOZ has developed over the past five years, though the exact figures are not provided here. As for address-level risks, the noise from road traffic is 69 dB Lden, which is above the norm, while railway and aircraft noise are below their norms. The foundation risk indication is medium, as the building predates 1970 and 92% of properties in this postcode area were built before then. Pluvial flooding risk is elevated, while flood risk from rivers is low now and in 2050. Heat stress is currently medium, rising to elevated by 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 De Wekker Makelaardij Voorschoten B.V. on Vastgoed Nederland and Funda.
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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 Hooigracht 70B, Leiden
How does the asking price compare to the WOZ value?
The asking price of €350,000 is 8% above the WOZ value of €325,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. This comparison is a factual observation; whether the price is fair depends on your own assessment of the property and market conditions.
What is the layout of this apartment?
According to the agent, the apartment has two rooms in total: one bedroom and one bathroom. It is located on the third floor (3e woonlaag) and spans a single floor. The living area is 52 m², as stated in both the BAG registration and the agent's listing. The volume is 198 m³. There is no mention of a garden or balcony.
What is the energy label of this home?
The agent has not published this information. As a result, the energy performance of the home is unknown. You would need to request this from the seller or agent if you require it for your decision-making.
What is the WOZ value and how has it developed?
The WOZ value is €325,000, with a reference date of 1 January 2025. The asking price is 8% above this value. The historical development of the WOZ over the past five years is not provided in the listing, so no information is available on how it has changed.
What are the noise levels like at this address?
According to area-level data, the noise from road traffic is 69 dB Lden, which is above the Dutch noise norm. Railway noise is 32 dB Lden and aircraft noise is 42 dB Lden, both below their respective norms. These figures are based on 2022 and 2023 data and are indications for the area, not a measurement at the property itself.
What is the foundation risk for this property?
The foundation risk indication is medium. This is based on the fact that the building was constructed before 1970 (specifically in 1914) and that 92% of properties in this postcode area were built before 1970. This is an area-level indication from KCAF, not an inspection of this specific home.
What are the flood and heat risks in this area?
Area-level climate data indicates that pluvial flooding (from heavy rain) is elevated, while flood risk from rivers is low both now and in 2050. Heat stress is currently medium and is expected to become elevated by 2050. These are indications for the area, not predictions for this specific property.
Which supermarkets are nearby?
The nearest supermarket is Albert Heijn, just 137 metres away, so on your doorstep. Other options include Ekoplaza at 407 metres, SPAR at 419 metres, Hoogvliet at 457 metres, and Dekamarkt at 477 metres. All are within a short walk, making daily grocery shopping very convenient.
What schools are in the area?
There are several primary schools within walking distance. De Pionier is 601 metres away, Haanstra Basisschool is 640 metres, OBS Lucas van Leyden is 702 metres, and Vrije School Mareland is 762 metres. For secondary education, Bonaventura College Burggravenlaan is 920 metres away.
How is the public transport connection?
The nearest bus stop is Leiden, Hooigracht, just 111 metres away, served by line 3. Another stop, Leiden, Pelikaan, is 287 metres away with lines 45, 56, 400, 401, and N40. Leiden Centraal train station is 1,266 metres away, about a ten-minute walk. This provides good options for getting around.
What is the neighbourhood like?
Pancras-West is a lively, central neighbourhood in Leiden, with many students. Residents of the district rate it 7.61 out of 10 on average, based on six reviews. One resident mentions the convenience of having everything close by, but notes a lack of nature. Another appreciates the lively atmosphere and feels safe at night.
Why are there no property details in this listing?
The listing does not state the energy label. This field is missing from the agent's publication. The address itself is complete, so location and neighbourhood data are accurate. The absence of the energy label means you cannot assess the energy performance from the listing alone.
Experiences from Pancras-West
How residents experience their neighbourhood
You have everything you would expect in a historic city centre: shops, market, lots of hospitality with terraces, culture, water and boats, events, nice neighbours young and old, etc. Only for forests and mountains you have to go further away.
Auto-translated to English by AIStatistics for Pancras-West
Figures on residents, liveability and the housing market
| Sale price | €863,150 | €573,750 |
|---|---|---|
| Sale per m² | €8,112 | – |
| Rent price | €2,829 p/m | €2,700 p/m |
| Rent per m² | €24 p/m | – |
Experiences from Binnenstad-Noord
How residents experience their district
My neighbourhood is in the centre of Leiden, so everything is close by. I also think it's beautiful. Unfortunately, there is a lack of nature. You occasionally see a tree, but you can't really call it green. Some initiative in this regard would be a good improvement. I am satisfied with almost all other aspects. For example, the supermarket, pharmacy and GP are nearby, and the underground waste bins are very convenient. The only other downside is that there is often a lot of noise from students and partygoers, but nothing unexpected. It's also true that there isn't really a strong neighbourhood feel. There are a few neighbours with whom we occasionally have a drink, but I don't even speak to the majority. This can be attributed to the fact that many students live here and is therefore not a serious drawback for me.
Auto-translated to English by AIAs the most beautiful city of cities, Leiden is at the top. There are beautiful old streets, the market and the town hall. I really love hearing that peculiar 'r', Leiden feels like home. And let them talk about what could be better, should be better and would be better. There is always something that could be better, but Leiden really, I love you!
Auto-translated to English by AII moved here two months ago and am very satisfied. I am within a few minutes' walk of the beautiful centre of Leiden. The station is also nearby and everything can be visited by bus. I don't feel unsafe when I come home late at night, as the neighbourhood is lively and so far there are no weird types around. In terms of nature, it could be better, but you can't expect that in the middle of a city. Fortunately, you only have to cycle or run a short distance to discover nature. It's a shame there is so little housing, while so many students are looking for a room, because I would definitely recommend the neighbourhood.
Auto-translated to English by AIQuite a lot of nuisance but otherwise always cosy and easily accessible
Auto-translated to English by AICosy neighbourhood in the centre and close to shops etc
Auto-translated to English by AIYou have everything you would expect in a historic city centre: shops, market, lots of hospitality with terraces, culture, water and boats, events, nice neighbours young and old, etc. Only for forests and mountains you have to go further away.
Auto-translated to English by AIStatistics for Binnenstad-Noord
Figures on residents, liveability and the housing market
| Sale price | €558,023 | €458,436 |
|---|---|---|
| Sale per m² | €6,540 | – |
| Rent price | €2,115 p/m | €2,141 p/m |
| Rent per m² | €31 p/m | – |
Experiences from Leiden
How residents experience their municipality
Living here is fantastic. Beautiful, spacious and affordable apartment with 90m2 floor area. Indoor route to the supermarket. GP and the usual shops like Etos, Kruidvat, Bruna, Hema on the nearby square. Bus lines and main roads within 5 minutes. Also enough schools at every level. In short, "a place to be".
Auto-translated to English by AII enjoy living here.
Auto-translated to English by AICosy flat with many elderly residents. A nice dog walking area that I look out onto. Also a beautiful park. However, too few shops, so little choice unfortunately. Only the park is not lit and there are regularly homeless people who also sleep in the bushes! The park is well maintained though. In short, I am very satisfied with the neighbourhood.
Auto-translated to English by AIIt is a rather detached part of Leiden, with a strange mix of student complexes and houses. A lot of noise nuisance.
Auto-translated to English by AICosy, everyone chats with each other on the street. We are kept well informed about what is happening in the neighbourhood via a newsletter. And then an information evening is held. In the playground, the neighbourhood police officer could patrol the area more often.
Auto-translated to English by AIThey keep an eye on each other. Everyone has a chat every now and then. More and more young families with children are moving in, so there's a bit more going on. Children playing, nice for the elderly who no longer work but are at home or alone.
Auto-translated to English by AIPolice often around. On the grass field where children play, dogs are often walked and the owners leave the dog poop lying around.
Auto-translated to English by AII don't really have an experience but there are many nice people
Auto-translated to English by AIStatistics for Leiden
Figures on residents, liveability and the housing market
| Sale price | €580,760 | €528,169 |
|---|---|---|
| Sale per m² | €6,030 | – |
| Rent price | €1,937 p/m | €1,936 p/m |
| Rent per m² | €27 p/m | – |
Location and amenities
Hooigracht 70B, Leiden
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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