A first home in Zwarte Water
This apartment on the second floor of a porch flat sits in Zwarte Water, a neighbourhood in Assen where the streets are lined with trees and the canal is close by. Built in 1965, it is a compact home with one bedroom and a single floor, making it a straightforward place to live. The asking price of €225,000 is in line with the market, and it is the cheapest of the six homes currently for sale in the neighbourhood. For context, the average asking price in Zwarte Water is €424,167, so this apartment sits well below that figure. If you are looking at apartments in Assen, this one is worth a closer look.
The apartment itself
The flat has two rooms in total, one bedroom and one bathroom, spread over a single floor. The living area is 59 m² according to both the BAG registration and the agent's listing, with a volume of 177 m³. There is a balcony, and the home is on the second floor of the building. The property is fully owned, so there is no leasehold to consider. The agent notes that the home has mostly double glazing and a central heating boiler. The monthly homeowners' association fee is €114.89. The energy label is B, which is an efficient label, so heating costs should be manageable.
Life in Zwarte Water
Residents of the district give their surroundings an average score of 7.5, based on three reviews. One resident describes it as a diverse neighbourhood where it is often very cosy, though there can be hassle among neighbours at certain times. Another says: "A lot has been renovated and it's now an excellent neighbourhood, although there is little police presence so there are dealers regularly, but they don't necessarily cause trouble." The same resident mentions that the city centre is about 100 metres away and there are shops in the neighbourhood itself. A third resident notes the many trees, which make everything cosier, and a small shopping centre a 200-metre walk away with a pharmacy, supermarket, chemist, baker, butcher and post office. The neighbourhood has around 1,270 residents, with a mix of ages and household types. For more on the area, see the Zwarte Water neighbourhood.
Amenities and getting around
The daily routine is well covered here. The GP practice Noorderpark is just around the corner, and the BENU pharmacy is even closer. For groceries, Poiesz is a couple of streets away, with Aldi and Jumbo within a ten-minute walk. Schools are nearby too, with Dr. Nassau College locatie Quintus Assen a short stroll away and Basisschool de Vuurvogel just around the corner. Bus line 7 stops at Oosterbroekstraat on your doorstep, and the train station in Assen is about a ten-minute walk. The Wilhelmina Ziekenhuis hospital is a bit further out. All of this sits within the municipality of Assen.
WOZ value and address data
The WOZ value of this home is €203,000, based on the reference date of 1 January 2025. The asking price is 11% above that WOZ value. Between 2020 and 2025, the WOZ value rose by 75%, from €116,000 to €203,000. As for the area around the address, the noise levels from road, rail and air traffic are all below the relevant standards. The foundation risk indication is low, and the soil type is sand. For climate, the pluvial flooding risk at heavy rain is medium, while the current flood risk is low and the heat stress risk is low. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including I Zelf uw huis verkopen!.
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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 Molenstraat 295, Assen
How does the asking price compare to the WOZ value?
The WOZ value of this apartment is €203,000, based on the reference date of 1 January 2025. The asking price of €225,000 is 11% above that WOZ value. This is a precomputed comparison, so it simply states the difference between the two figures. The WOZ value is the municipal valuation, not the current market value, and it is used for tax purposes.
What is the layout of this apartment?
The apartment has two rooms in total, consisting of one bedroom and one bathroom, spread over a single floor. The living area is 59 m², and the volume is 177 m³. There is a balcony, and the home is on the second floor of the building. The property is fully owned, so there is no leasehold to consider.
What is the energy label and what does it mean for costs?
The energy label is B, which is an efficient label. This means the home is relatively energy-efficient compared to less efficient labels, so heating costs are likely to be on the lower side. The agent also notes that the home has mostly double glazing and a central heating boiler, which supports the label. No specific energy cost figures are available in the listing.
What is the homeowners' association fee?
The monthly homeowners' association fee is €114.89. This fee is paid to the association that manages the shared parts of the building, such as the entrance, stairwell and exterior maintenance. The fee is stated in the listing, and it is a fixed monthly cost to factor into the budget for this apartment.
What do residents say about the district?
Residents of the district give their surroundings an average score of 7.5, based on three reviews. One resident describes it as a diverse neighbourhood where it is often very cosy, though there can be hassle among neighbours at certain times. Another says the neighbourhood has been renovated and is now excellent, with many trees and a small shopping centre nearby. A third notes the city centre is about 100 metres away.
What amenities are close to this apartment?
The GP practice Noorderpark is just around the corner, and the BENU pharmacy is even closer. For groceries, Poiesz is a couple of streets away, with Aldi and Jumbo within a ten-minute walk. Schools are nearby too, with Dr. Nassau College locatie Quintus Assen a short stroll away and Basisschool de Vuurvogel just around the corner. The Wilhelmina Ziekenhuis hospital is about 2.5 km away.
How is the public transport in this area?
Bus line 7 stops at Oosterbroekstraat, which is on your doorstep, and also at Veste het Rondeel and Rondeel, both a couple of streets away. The train station in Assen is about 1.8 km from the apartment, which is roughly a ten-minute walk. This gives you options for getting around the city and further afield.
What are the risk indications for this address?
The noise levels from road, rail and air traffic are all below the relevant standards. The foundation risk indication is low, and the soil type is sand. For climate, the pluvial flooding risk at heavy rain is medium, while the current flood risk is low and the heat stress risk is low. These are area-level indications from public data, not an inspection of this specific home.
How does this apartment compare to others in the neighbourhood?
This apartment is the cheapest of the six homes currently for sale in Zwarte Water, with an asking price of €225,000. The average asking price in the neighbourhood is €424,167, so this home sits 47% below that average. The living area of 59 m² is 51% smaller than the neighbourhood average of 121 m². The price per m² is €3,814, based on the agent's listing.
