A classic canal house in the heart of Leiden
This apartment on the Hooigracht sits in Pancras-West, right in the middle of Leiden's historic centre. It is a home with real character, set on a quiet road with a free view, and it dates from 1850. The asking price of €419,000 is keen compared with the average asking price in the neighbourhood, which comes to €794,636. For context, the average asking price for [apartments in Leiden]( /koopwoningen/leiden/appartementen/) is worth a look.
The home itself
According to the agent, the apartment has three rooms, two bedrooms and one bathroom spread over three floors, with a volume of 184 cubic metres. The living area is listed as 69 m² by the agent, while the BAG registration records 61 m². The home is heated by a central heating boiler. The setting is described as a quiet road in the centre, in a residential area, with a free view.
Pancras-West
Pancras-West is a small neighbourhood of about 1,175 residents, and it is very much part of the city 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 am within a few minutes' walk of the beautiful centre of Leiden. The station is also nearby and everything can be visited by bus." The reviews mention noise from students and partygoers, and a limited sense of community, but also praise the convenience of having shops and services nearby. For a closer look at [the Pancras-West neighbourhood]( /buurt/pancras-west-leiden/), the figures show a young population, with 43% aged between 25 and 45.
Amenities and transport
Daily life here is easy. The Albert Heijn is on your doorstep, and the SPAR and Ekoplaza are just around the corner. For primary education, De Pionier is a couple of streets away, and Haanstra Basisschool is a ten-minute walk. The GP practice Huisartsencentrum Leiden is just around the corner, and the Haven Apotheek is nearby. Bus stops are close: 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 of this is within [the municipality of Leiden]( /gemeente/leiden/).
WOZ and address data
The WOZ value for this home is €364,000, based on the reference date of 1 January 2025. The asking price is 15% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 56%, from €233,000 to €364,000. As for the address, the noise level from road traffic is 70 dB Lden, which is above the norm, while rail and air traffic noise are below the norm. The foundation risk indication is medium, and this is an area-level indication, not an inspection of this specific home. For climate, pluvial flooding at heavy rain is medium, and heat stress is currently medium, rising to elevated by 2050.
Source
At the time of writing, the home is offered via multiple channels, including De Wekker Makelaardij.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
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 94C, Leiden
How does the asking price compare to the WOZ value?
The asking price of €419,000 is 15% above the WOZ value of €364,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The asking price is also 47% below the average asking price in the neighbourhood, which is €794,636, and the price per square metre is €6,072 based on the agent's listed area of 69 m².
What is the layout of this apartment?
According to the agent, the apartment has three rooms, two bedrooms and one bathroom, spread over three floors. The volume is 184 cubic metres. The living area is listed as 69 m² by the agent, while the BAG registration records 61 m². The home is heated by a central heating boiler. The setting is described as a quiet road in the centre, in a residential area, with a free view.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates the energy efficiency of the home, and with label C you can expect moderate energy costs compared to less efficient labels. The home was built in 1850, which is typical for this part of Leiden. The energy label does not say anything about the condition of the building itself, only about its energy performance.
What is the foundation risk for this address?
The foundation risk indication for this address is medium. This is an area-level indication based on public data, not an inspection of this specific home. The home was built before 1970, in 1850, and the entire postcode area falls within a KCAF attention area, with 100% of properties built before 1970. This means there is a medium indication of foundation issues in the area.
What are the noise levels like at this address?
The noise level from road traffic at this address is 70 dB Lden, which is above the Dutch noise norm. Rail traffic noise is 32 dB Lden and air traffic noise is 42 dB Lden, both below the norm. These figures come from 2022 and 2023 and are area-level indications. Residents of the district mention noise from students and partygoers, but that is a separate observation.
How far is the nearest supermarket and what is nearby?
The Albert Heijn is just 56 metres away, so groceries are literally on your doorstep. The SPAR is 406 metres away, and the Ekoplaza is 474 metres away. For daily needs, the GP practice Huisartsencentrum Leiden is 282 metres away, and the Haven Apotheek is 275 metres away. The nearest bus stop, Leiden, Hooigracht, is 75 metres away with line 3.
What is the neighbourhood like?
Pancras-West is a small neighbourhood in the centre of Leiden with about 1,175 residents. Residents of the district give it an average score of 7.61 out of 10, based on six reviews. They praise the convenience of living in the centre, with everything close by, but note a lack of green space and some noise from students. The population is young, with 43% aged between 25 and 45, and 74% of households are single-person.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 56%, from €233,000 to €364,000. The value increased steadily, with a slight dip in 2023 when it went from €336,000 to €333,000, before rising again to €350,000 in 2024 and €364,000 in 2025. This development is based on municipal data and reflects the general trend in the area.
