A waterside upper apartment in the heart of Leeuwarden
This upper apartment sits right on the water in the centre of Leeuwarden, in the Hoek neighbourhood. It is a sheltered spot, yet the city bustle is never far away. The asking price of €199,500 is keen compared with the average asking price in the neighbourhood, which comes to €316,409. That puts it well below the going rate for apartments in Leeuwarden.
The home itself
Built in 1937, this two-storey upper apartment has two rooms, one bedroom and one bathroom. The living area is 86 m² according to the agent, while the BAG registration records 90 m². The home has cavity wall insulation and double glazing, and is heated by a central heating boiler. It is offered with a homeowners' association fee of €11,200.
The Hoek neighbourhood
The Hoek neighbourhood is a small, densely built corner of the city centre, with just over 1,200 residents. It is a young area, with 42% of residents aged between 15 and 25, and most households consist of a single person. Across the municipality of Leeuwarden, residents give their living environment an average score of 7.32, based on 54 reviews. One resident describes the area as an atmospheric neighbourhood with nice neighbours, where you can walk straight into the city centre. Another, however, speaks of a very negative experience, mentioning nuisance from neighbours and concerns about safety. A third resident notes that things have changed over the years and that it used to be nice living there.
Amenities and transport
The daily essentials are close at hand. Ekoplaza is on your doorstep, with Poiesz and Jumbo just around the corner. The nearest primary school, Openbare Jenaplan Basisschool Oldenije, is a ten-minute walk away, as is the Stedelijk Gymnasium. The GP practice Iemhoff en Landmeter is a couple of streets away, and the Alphega Centraal Apotheek is just around the corner. Bus stop Oosterkade is on your doorstep, served by lines 3, 8, 9, 11 and 13, and Leeuwarden station is a ten-minute walk. All of this sits within the municipality of Leeuwarden.
WOZ and address data
No WOZ value is recorded for this property. The address does carry some risk indications, all based on area-level public data rather than an inspection of this specific home. The foundation risk is elevated, given the 1937 construction on clay soil and the fact that 18% of properties in this postcode area have an elevated risk of pile rot. Pluvial flooding at heavy rain is indicated as elevated, while the current flood risk is low. Road traffic noise is measured at 51 dB Lden, above the noise standard, while railway and aircraft noise stay below their standards. Heat stress is indicated as medium, both now and in 2050.
Source
At the time of writing, the home is offered via two channels, including iQ Makelaars Eindhoven.
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Frequently asked questions
About Tuinen 18, Leeuwarden
How does the asking price compare with other homes in the neighbourhood?
The asking price of €199,500 is 37% below the average asking price in the Hoek neighbourhood, which is €316,409. On a per-square-metre basis, the price is 35% below the neighbourhood average. The price verdict is therefore described as keen. This comparison is based on the neighbourhood average asking price, not on the sale prices of comparable homes.
What is the layout of this upper apartment?
This is an upper apartment on the first living floor, spread over two floors. It has two rooms in total, consisting of one bedroom and one bathroom. The living area is 86 m² according to the agent, while the BAG registration records 90 m². The volume of the home is 285 m³. The home is situated on the water in the centre of Leeuwarden.
What is the energy label and what does it mean for costs?
The home has energy label E. This is not the most efficient label, so you can expect relatively high energy costs compared with homes with a better label. The home does have cavity wall insulation and double glazing, which the agent lists as features. The energy label is a separate fact from these features and does not say anything about the condition of the construction.
What is the foundation risk for this address?
The foundation risk indication for this address is elevated. This is based on area-level public data, not on an inspection of this specific home. The home was built in 1937 on clay soil, which may mean wooden piles or a shallow foundation. In this postcode area, 18% of properties have an elevated risk of pile rot, according to the Klimaateffectatlas. This is an indication for the area, not a verdict on this particular property.
What amenities are within walking distance?
Ekoplaza is on your doorstep, with Poiesz and Jumbo just around the corner. The nearest primary school, Openbare Jenaplan Basisschool Oldenije, is a ten-minute walk away, as is the Stedelijk Gymnasium. The GP practice Iemhoff en Landmeter is a couple of streets away, and the Alphega Centraal Apotheek is just around the corner. The nearest hospital, Frisius Medisch Centrum Leeuwarden, is about 1.5 km away.
How is the public transport in this area?
Bus stop Oosterkade is on your doorstep, served by lines 3, 8, 9, 11 and 13. A second stop, Nieuwe Hoek, is just around the corner and is served by line 8. Blokhuisplein, a couple of streets away, offers lines 3, 8, 9, 11, 13, 21, 51, 151 and 355. Leeuwarden train station is a ten-minute walk from the home.
What is the Hoek neighbourhood like?
The Hoek neighbourhood is a small, densely built part of the city centre with just over 1,200 residents. It is a young area, with 42% of residents aged between 15 and 25, and 87% of households consist of a single person. Residents across the municipality of Leeuwarden give their living environment an average score of 7.32. Reviews are mixed, with one resident praising the atmosphere and another expressing serious concerns about safety.
Why is there no WOZ value for this property?
The WOZ is the municipal valuation on a reference date, and it is not part of the agent's listing information. Without it, there is no comparison available between the asking price and the WOZ value, nor any information on how the WOZ has developed over the past five years.
