A fourth-floor flat with a view
This apartment sits on the third floor of a 1968 building on Opaalstraat, in the Hoge Mors neighbourhood of Leiden. The setting is described as a quiet road in a residential area, with an unobstructed view. With a living area of 83 square metres according to the agent, the asking price of €319,000 works out at €3,843 per square metre. That price is keen compared with the neighbourhood average asking price of €721,250, and it also sits below the average for apartments in Leiden.
Inside the home
The flat has four rooms in total, including three bedrooms and one bathroom. The agent lists the living area at 83 square metres, while the BAG registration records 81 square metres. The home has roof insulation, double glazing and HR glazing, and is heated by block heating. There is a balcony, and the property is in full ownership. The monthly homeowners association contribution is €357.18.
Life in Hoge Mors
Residents of the wider Morsdistrict give their area an average score of 7.35, based on five reviews. One resident says: "Cosy flat with many elderly residents. A nice dog walking area that I look out onto. Also a beautiful park." Another adds: "Good experiences, nice people, plenty of space, a beautiful dog walking area and a nice park with play space for children!" A third resident describes it as "a typical student neighbourhood", noting that it is "reasonably safe as long as all doors remain closed." The district has around 5,215 inhabitants, and more than half of households are single-person households. These reviews describe the district as a whole, not specifically the Hoge Mors neighbourhood.
Amenities and transport
The Jumbo supermarket is just around the corner, with the Albert Heijn and Dirk a ten-minute walk away. Primary schools De Morskring and Basisschool Pacelli are a couple of streets away. The nearest GP is Wiersma-van der Hulst Huisartsen, and Apotheek Kok is just around the corner. Bus stops at Dr. Lelylaan and Opaalstraat, served by lines 1 and 2, are on your doorstep, and Leiden De Vink station is a ten-minute walk. The Leids Universitair Medisch Centrum is a ten-minute walk as well, all within the municipality of Leiden.
WOZ value and address data
The WOZ value for 2025 is €322,000, based on the reference date of 1 January 2025. The asking price is 1% below the WOZ value. Between 2020 and 2025 the WOZ value rose by 63%, from €198,000 to €322,000. At the address level, the road traffic noise load is 62 dB Lden, which is above the noise standard, while rail, aircraft and industry noise all stay below their standards. The foundation risk indication is medium, and the pluvial flooding risk at heavy rain is medium, with flood risk currently 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 Kompas makelaars & taxateurs.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
Details of this home
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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 Opaalstraat 171, Leiden
How does the asking price compare with the WOZ value?
The asking price of €319,000 is 1% below the WOZ value of €322,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025 the WOZ value rose by 63%, from €198,000 to €322,000.
What is the energy label and what does it mean for costs?
The home has energy label F. Label F is one of the least efficient labels, so expect relatively high energy costs. The home does have roof insulation, double glazing and HR glazing according to the agent. The energy label is a separate fact from the insulation features.
What is the layout of this apartment?
The apartment has four rooms in total, including three bedrooms and one bathroom. It is located on the third floor of the building. The agent lists the living area at 83 square metres, while the BAG registration records 81 square metres. There is a balcony, and the property is in full ownership.
What is the homeowners association contribution?
The monthly homeowners association contribution is €357.18. This is the amount stated in the listing. The contribution covers the shared costs of the building, though the specific services included are not detailed in the listing.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on public data at the area level. The home was built in 1968 on clay soil, and the notes mention possible wooden piles or a shallow foundation. This is an area-level indication, not an inspection of this specific home.
What is the noise situation around this address?
The road traffic noise load at this address is 62 dB Lden, which is above the noise standard. Rail noise is 39 dB Lden, aircraft noise 43 dB Lden, and industry noise 46 dB Lden, all below their respective standards. These figures come from public data for the address, based on the reference years 2022 to 2024.
Which supermarkets are nearby?
The Jumbo supermarket is about 248 metres away, just around the corner. The Albert Heijn and Dirk are both about 1,138 metres away, roughly a ten-minute walk. There are 52 supermarkets within five kilometres of the home.
Which schools are close to this home?
Primary schools De Morskring and Basisschool Pacelli are both within a couple of streets away, at about 314 and 333 metres respectively. Auris De Weerklank, a special education school, is about 446 metres away. The nearest secondary school is about 1.6 kilometres from the home.
How is the public transport connection?
Bus stops at Dr. Lelylaan and Opaalstraat, served by lines 1 and 2, are on your doorstep at about 42 and 295 metres. The Cruquiuslaan stop, served by line 2, is about 265 metres away. Leiden De Vink train station is about 1,398 metres away, roughly a ten-minute walk.
What do residents say about the area?
Residents of the wider Morsdistrict give their area an average score of 7.35, based on five reviews. One resident mentions a beautiful park and a nice dog walking area, while another notes there are too few shops. A third describes it as a typical student neighbourhood. These reviews describe the district as a whole, not specifically the Hoge Mors neighbourhood.
