A new apartment by the water
This apartment on the Swurdkade sits in Havenstêd, a young neighbourhood in Leeuwarden where the buildings went up after 2010. The home was built in 2024 and has an A+++ energy label, which is an efficient label. With a price of €399,000, the asking price is 23% below the average asking price in the neighbourhood, which comes to €516,722. For comparison, the average price per m² in the neighbourhood is €4,557, while this home is listed at €4,988 per m². The asking price is also 18% above the WOZ value, a point we return to later. If you are curious about other apartments in Leeuwarden, you can compare them with this one.
Inside the home
The apartment covers 80 m² according to the agent, while the BAG registration lists 78 m². It has three rooms, two bedrooms and one bathroom, spread over the third floor of a six-storey building. The home comes with a balcony and a parking spot. The agent describes the property as fully insulated, with roof, wall and floor insulation, and heating comes from underfloor heating throughout, a heat recovery system and a heat pump. It is freehold ownership, with a monthly HOA fee of €147. The setting is described as alongside navigable water, with a free view, in a residential area.
Havenstêd
Havenstêd is a small neighbourhood with about 130 residents, and most households are single-person, at 47%. The housing stock is recent, with all homes built after 2010, and 89% are owner-occupied. Residents of the municipality of Leeuwarden give their living environment an average score of 7.27, based on 56 reviews. One resident describes the wider area as an atmospheric neighbourhood with nice neighbours, where you can feel the history and walk straight into the city centre. Another resident, however, reports negative experiences with nuisance and safety in a different part of the municipality. These reviews cover the whole municipality, not Havenstêd specifically. For a closer look at the Havenstêd neighbourhood, the local data is a good starting point.
Daily life and getting around
For groceries, the nearest Lidl is just around the corner, with a Jumbo and an Albert Heijn a ten-minute walk away. Primary school De Princenhof is a couple of streets away, and secondary schools YnSicht and Gomarus College are within a five-minute walk. The GP practice Huisartsenpraktijk Nylân and the BENU pharmacy are both a couple of streets away, and the Frisius Medisch Centrum is about a ten-minute walk. Bus stops Havenstêd and Nijlânstate are just around the corner, served by lines 1, 5 and 25, and line 4 and 25 respectively. Leeuwarden train station is a ten-minute walk. The wider surroundings fall under the municipality of Leeuwarden.
WOZ value and address data
The WOZ value for this home is €339,000, based on the reference date 1 January 2025. The asking price is 18% above that WOZ value. Over the past five years, the WOZ value has risen from €30,000 in 2022 to €75,000 in 2023, then to €332,000 in 2024 and €339,000 in 2025. As for the address, the noise level from road traffic is 50 dB Lden, which is above the noise standard, while railway and aircraft noise stay below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling, and 5% of properties in the area have an elevated risk of pile rot. The climate indications for pluvial flooding and flood risk, both now and in 2050, are 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 Hoekstra Makelaardij.
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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 Swurdkade 70, Leeuwarden
How does the asking price compare to the neighbourhood average?
The asking price of €399,000 is 23% below the average asking price in Havenstêd, which is €516,722. The median asking price in the neighbourhood is €549,000, and prices range from €360,000 to €775,000. The average price per m² in the neighbourhood is €4,557, while this apartment is listed at €4,988 per m². These figures come from the neighbourhood housing market data.
What is the layout of this apartment?
According to the agent, the apartment has three rooms, two bedrooms and one bathroom, with a total living area of 80 m². The BAG registration lists 78 m². The home is on the third floor of a six-storey building and comes with a balcony and a parking spot. The volume is 268 m³. The property is freehold, so you own the land as well as the building.
What is the WOZ value and how does it relate to the asking price?
The WOZ value is €339,000, based on the reference date 1 January 2025. The asking price of €399,000 is 18% above that WOZ value. The WOZ value has developed from €30,000 in 2022 to €75,000 in 2023, then €332,000 in 2024 and €339,000 in 2025. The WOZ value is the municipal valuation, not the current market value.
What are the noise levels around this address?
The noise level from road traffic at this address is 50 dB Lden, which is above the Dutch noise standard. Railway noise is 36 dB Lden and aircraft noise is 30 dB Lden, both below the standard. These figures come from public data at address level and are indications for the area, not measurements inside the home.
What is the foundation risk for this property?
The foundation risk indication for this address is low. The soil consists of clay, which is sensitive to settling, and according to the Klimaateffectatlas, 5% of properties in this area have an elevated risk of pile rot. This is an area-level indication based on public data, not an inspection of this specific home.
What supermarkets are nearby?
The nearest Lidl is just around the corner at 279 metres. A second Lidl is at 1.2 km, a Jumbo at 1.3 km, and an Albert Heijn at 1.4 km. There is also an AH to go at 1.6 km. In total, there are 31 supermarkets within 5 km of this address.
Which schools are close to this apartment?
The nearest school is YnSicht, part of OSG Piter Jelles, a secondary school at 370 metres. Basisschool De Princenhof, a primary school, is at 409 metres, and Gomarus College Leeuwarden, another secondary school, is at 480 metres. There are also schools for special education and a primary school within about 850 metres.
What public transport options are available?
The nearest bus stop is Leeuwarden, Havenstêd, at 217 metres, served by lines 1, 5 and 25. Two other stops, Leeuwarden, Nijlânstate and Leeuwarden, Margrietstraat, are at 257 and 280 metres, served by lines 4 and 25. Leeuwarden train station is at 1.5 km, about a ten-minute walk.
What is the energy label and what does it mean?
The energy label is A+++, which is an efficient label. The agent states that the home has roof, wall and floor insulation and is fully insulated. Heating comes from underfloor heating throughout, a heat recovery system and a heat pump. With this label, you can expect relatively low energy costs.
What is the HOA fee and what does it cover?
The monthly HOA fee is €147. The listing does not specify what this fee covers.
