Opaalstraat 279
Hoge Mors, Leiden
AreaA bright apartment by the park
Opaalstraat 279 sits in Hoge Mors, a lively part of Leiden where the streets feel lived-in and the park is right there. The apartment is on the second floor of a 1968 building, with a balcony and an open view over the greenery. At €345,000, the asking price sits well below the average for apartments in Leiden, and it is 52% under the neighbourhood average asking price of €721,250. That makes this one of the more accessible options in the area.
Inside the home
The agent describes a four-room apartment with three bedrooms and one bathroom spread over three floors, with a volume of 263 m³. The living area is listed at 83 m² by the agent, while the BAG registration records 81 m². The home has roof insulation, block heating, and is sold as full ownership. The monthly HOA fee is €346.66. The balcony and the free view over the park are noted as particular features.
Life in Hoge Mors
Residents of the wider Morsdistrict give their area an average score of 7.35, based on five reviews. One resident describes a cosy flat with many elderly residents, a nice dog walking area and a beautiful park, though they note too few shops and that the park is not lit. Another mentions good experiences, nice people, plenty of space and a beautiful dog walking area with play space for children. A third resident calls it a typical student neighbourhood, reasonably safe as long as doors remain closed. The district has around 5,215 inhabitants, and a large share of single-person households. For more on the area, see the Hoge Mors neighbourhood.
Amenities and getting around
The Jumbo supermarket is just around the corner, with an Albert Heijn and a Dirk a ten-minute walk away. Primary schools De Morskring and Basisschool Pacelli are a couple of streets away. The pharmacy Apotheek Kok is just around the corner, and the GP practice Wiersma-van der Hulst Huisartsen is a ten-minute walk. Bus stop Leiden, Dr. Lelylaan with lines 1 and 2 is on your doorstep, and Leiden, Cruquiuslaan with line 2 is just around the corner. The nearest train station is De Vink, a ten-minute walk. For more on the wider area, see the municipality of Leiden.
WOZ value and address data
The WOZ value was set at €322,000 on 1 January 2025, and the asking price sits 7% above that figure. Between 2020 and 2025, the WOZ value rose by 63%, from €198,000 to €322,000. The energy label is D, which is less efficient, so expect higher energy costs. At the address level, road traffic noise is measured at 64 dB Lden, above the norm, while rail, air and industry noise stay below their norms. The foundation risk indication is medium, and pluvial flooding 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 and their listing on 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 Opaalstraat 279, Leiden
How does the asking price compare to the WOZ value?
The WOZ value was set at €322,000 on 1 January 2025. The asking price of €345,000 sits 7% above that figure. The WOZ value rose by 63% between 2020 and 2025, from €198,000 to €322,000. The WOZ is the municipal valuation, not the current market value.
What is the layout of this apartment?
According to the agent, the apartment has four rooms, three bedrooms and one bathroom, spread over three floors. The living area is listed at 83 m² by the agent, while the BAG registration records 81 m². The home has a balcony and is located on the second floor, with a free view over the park.
What is the energy label and what does it mean?
The energy label is D. This is a less efficient label, so you can expect higher energy costs compared to more efficient homes. The agent notes roof insulation. The label does not say anything about the structural condition of the building, which dates from 1968.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level public data. The building dates from 1968 and sits on clay soil, which may mean wooden piles or a shallow foundation. This is an indication for the area, not an inspection of this specific home.
What are the noise levels around this address?
Road traffic noise is measured at 64 dB Lden, which is above the noise norm. Rail noise is 42 dB Lden, air traffic 43 dB Lden and industry 47 dB Lden, all below their respective norms. These figures come from public data at the address level and are indications, not measurements inside the home.
What shops and schools are nearby?
The Jumbo supermarket is just around the corner, with an Albert Heijn and a Dirk about a ten-minute walk away. Primary schools De Morskring and Basisschool Pacelli are a couple of streets away. The pharmacy Apotheek Kok is just around the corner, and the GP practice Wiersma-van der Hulst Huisartsen is about a ten-minute walk.
How is the public transport in this area?
Bus stop Leiden, Dr. Lelylaan with lines 1 and 2 is on your doorstep. Leiden, Cruquiuslaan with line 2 is just around the corner, and Leiden, Turkooislaan with lines 1 and 2 is a couple of streets away. The nearest train station is De Vink, about a ten-minute walk.
What do residents say about the area?
Residents of the wider Morsdistrict give an average score of 7.35, based on five reviews. One resident mentions a nice dog walking area and a beautiful park, but notes too few shops and that the park is not lit. Another mentions good experiences and plenty of space. A third calls it a typical student neighbourhood, reasonably safe as long as doors remain closed.
What is the HOA fee for this apartment?
The monthly HOA fee is €346.66, as stated by the agent. This covers the shared costs of the building. The home is sold as full ownership, meaning you own the property outright.
How does this price compare to other homes in the neighbourhood?
The asking price of €345,000 is 52% below the neighbourhood average asking price of €721,250. The median asking price in the neighbourhood is €480,000, and the lowest asking price currently available is €325,000. The price per m² is €4,157 based on the agent's listed living area.
