A classic apartment on a quiet street
Tesselschadestraat 26 is a ground-floor apartment from 1934, set on a quiet road in a residential area in the Lage Mors neighbourhood of Leiden. The home sits in the Morsdistrict, a part of town where the streets have a settled, lived-in feel. The asking price is €425,000. For context, the asking price sits 26% below the neighbourhood average of €571,600, and the home is one of the apartments in Leiden currently on the market.
The home itself
The apartment is on the first living floor and has one floor in total, with two bedrooms and one bathroom. The living area is 63 m² according to the agent, while the BAG registration records 65 m². The home has a front garden and a back garden of 34 m². According to the agent, the insulation consists of double glazing, HR glazing and floor insulation, and the heating is provided by a combi boiler with partial underfloor heating. The property is in full ownership, and the homeowners' association fee is €75 per month.
The Lage Mors neighbourhood
The Lage Mors neighbourhood is a mixed area with around 4,400 residents, and a large share of single-person households. Residents of the Morsdistrict give the 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 notes that it is "a typical student neighbourhood" and that it is "reasonably safe as long as all doors remain closed." The reviews mention that there are too few shops, and that the park is not lit.
Amenities and transport
The daily routine is well covered here. The Jumbo supermarket is just around the corner, and there are two more supermarkets a ten-minute walk away. For primary education, the Eerste Leidse Schoolvereniging is on your doorstep, and De Morskring is just around the corner. The GP practice Wiersma-van der Hulst Huisartsen is a couple of streets away, and the pharmacy Ofimedicine Compounding B.V. is a five-minute walk. The nearest bus stop, Leiden, Damlaan, is on your doorstep and is served by line 1. Leiden Centraal station is a ten-minute walk away. All of this sits within the municipality of Leiden.
WOZ and address data
The WOZ value of the home is €415,000, with a reference date of 1 January 2025. The asking price is 2% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 71%, from €242,000 to €415,000. As for address-level risk data, the noise from road traffic is 52 dB Lden, which is above the noise standard, while rail, air and industry noise are all below their standards. The foundation risk indication is medium, based on the home being built in 1934 on clay soil, and the area is a KCAF attention area. These are area-level indications, not an inspection of this specific home. The pluvial flooding risk is medium, while the current flood risk and heat stress are low, with heat stress expected to become medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Den Elsen 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 Tesselschadestraat 26, Leiden
How does the asking price compare with the WOZ value?
The asking price of €425,000 is 2% above the WOZ value of €415,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value increased by 71%, from €242,000 to €415,000.
What is the layout of this apartment?
The apartment is on the first living floor and has one floor in total. It has two bedrooms and one bathroom. The living area is 63 m² according to the agent, while the BAG registration records 65 m². There is a front garden and a back garden of 34 m².
What is the energy label and what does it mean for costs?
The home has energy label C. This is a mid-range label, so you can expect moderate energy costs. The agent states that the home has double glazing, HR glazing and floor insulation, and that heating is provided by a combi boiler with partial underfloor heating.
What is the foundation risk for this home?
The foundation risk indication for this address is medium. This is based on the home being built in 1934 on clay soil, and the area being a KCAF attention area where 100% of properties were built before 1970. This is an area-level indication, not an inspection of this specific home.
What are the noise levels like at this address?
The noise from road traffic is 52 dB Lden, which is above the noise standard. Rail noise is 41 dB Lden, air traffic noise is 43 dB Lden, and industry noise is 47 dB Lden, all of which are below their respective standards. These figures are area-level indications from public data.
What supermarkets are nearby?
The nearest supermarket is a Jumbo, just around the corner at about 500 metres. There are also an AH to go and an Aldi about a ten-minute walk away, and another Jumbo just over a kilometre from the home. In total, there are 52 supermarkets within five kilometres.
Which schools are close to this apartment?
The Eerste Leidse Schoolvereniging is on your doorstep at about 190 metres, and De Morskring is just around the corner at about 215 metres. Basisschool Pacelli is a couple of streets away at about 320 metres. There are also special education schools within a short distance.
How is the public transport in this area?
The nearest bus stop is Leiden, Damlaan, on your doorstep, served by line 1. There are also stops at Leiden, Muiderkring and Leiden, Gerard Brandtstraat, a couple of streets away, with lines 2 and 1,2 respectively. Leiden Centraal station is about a ten-minute walk away.
What do residents say about the Morsdistrict?
Residents of the Morsdistrict give the area an average score of 7.35, based on five reviews. One resident mentions a nice dog walking area and a beautiful park, while another notes that it is a typical student neighbourhood. Some reviews mention too few shops and that the park is not lit.
What is the homeowners' association fee?
The homeowners' association fee is €75 per month. This is stated in the listing. The property is in full ownership, meaning there is no ground lease.
