W.H. Vliegenstraat 85
Crabbehof-Noord, Dordrecht
NeighbourhoodA ground-floor apartment in Crabbehof-Noord
This ground-floor apartment on W.H. Vliegenstraat sits in Crabbehof-Noord, a lively part of Dordrecht. The area is very strongly urban, with a high address density, so there is plenty going on around you. The asking price of €290,000 is on the high side compared with the average for apartments in Dordrecht, especially given the compact living area.
Inside the home
The apartment has two rooms, two bedrooms and one bathroom, all on a single floor. The living area is 50 m² according to both the BAG registration and the agent's listing. The home has HR glazing and a central heating boiler. It comes with a rear garden of 106 m² facing east, and there is a monthly homeowners' association contribution of €150. The property is freehold.
Life in Crabbehof-Noord
Residents give the neighbourhood an average score of 5.52 out of 10, based on four reviews. One resident says: "In itself a nice place to live with many amenities and good accessibility. But there is litter and dog poop everywhere, making it very grimy." Another mentions "lots of new construction, but little supervision, people hardly interact with each other". The neighbourhood has around 2,225 inhabitants, and a large share of households are single-person. For a sense of what it is like to live here, the Crabbehof-Noord neighbourhood page has more details.
Amenities and transport
For daily errands, Lidl is just around the corner, and Jumbo is a couple of streets away. The nearest primary school, Ikra, is a five-minute walk, and the Hans Petri School for secondary education is also close by. The GP practice Sparen is a ten-minute walk, and the Service Apotheek Crabbehof is just around the corner. Bus line 5 stops at Dordrecht, Campanula on your doorstep, and Dordrecht Zuid train station is a five-minute walk. The municipality of Dordrecht offers a range of facilities within easy reach.
WOZ value and address data
The WOZ value was €205,000 on 1 January 2025, and the asking price is 41% above that value. Between 2020 and 2025, the WOZ value rose by 86%, from €110,000 to €205,000. As for the area, the noise level from road traffic is 49 dB Lden, which is above the guideline, while rail and air traffic noise are below the norm. The foundation risk indication is medium, based on the area-level data, and the soil is clay. Pluvial flooding risk is low, and current flood risk is medium, but by 2050 that is expected to be low. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Domek Real Estate.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 W.H. Vliegenstraat 85, Dordrecht
How does the asking price compare with the WOZ value?
The asking price of €290,000 is 41% above the WOZ value of €205,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre is €5,800 based on the agent's listing, which is higher than the neighbourhood average of €3,486 per m².
What is the layout of this apartment?
The apartment has two rooms, two bedrooms and one bathroom, all on one floor. The living area is 50 m², according to both the BAG registration and the agent. There is a rear garden of 106 m² facing east. The property is on the ground floor and is freehold.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs. The home has HR glazing and a central heating boiler, which may help with efficiency, but the label itself does not guarantee low bills.
What is the WOZ value and how has it developed?
The WOZ value is €205,000 as of 1 January 2025. Over the past five years, it has increased by 86%, from €110,000 in 2020 to €205,000 in 2025. This shows a strong upward trend in the municipal valuation, but it does not necessarily reflect the current market value.
What are the noise levels like in this area?
According to area-level data, the noise from road traffic is 49 dB Lden, which is above the guideline. Rail noise is 38 dB Lden and air traffic noise is 20 dB Lden, both below the norm. These are indications for the area, not measurements inside the home.
What is the foundation risk for this property?
The foundation risk indication is medium, based on area-level data. The home was built in 1968 on clay soil, which may mean wooden piles or a shallow foundation. This is a general indication for the postcode area, not an inspection of this specific property.
What supermarkets are nearby?
Lidl is about 420 metres away, just around the corner. Jumbo is about 696 metres away, a couple of streets further. There are also PLUS, Albert Heijn and Aldi within about a kilometre, so you have plenty of options for groceries.
What schools are in the area?
The nearest primary school is Ikra, about 411 metres away, a five-minute walk. The John F. Kennedyschool is also close, at 436 metres. For secondary education, the Hans Petri School is about 348 metres away. There are many schools within a 5 km radius.
How is the public transport connection?
Bus line 5 stops at Dordrecht, Campanula, just 142 metres away, on your doorstep. There are also stops at Spirea and Patersweg nearby. The nearest train station is Dordrecht Zuid, about 562 metres away, a five-minute walk.
What do residents say about living in Crabbehof-Noord?
Residents give the neighbourhood an average score of 5.52 out of 10, based on four reviews. One resident mentions that it is a nice place with many amenities and good accessibility, but notes litter and dog poop. Another mentions new construction but little supervision and social interaction. These are personal opinions, not a full picture.
Experiences from Crabbehof-Noord
How residents experience their neighbourhood
In itself a nice place to live with many amenities and good accessibility. But there is litter and dog poop everywhere, making it very grimy.
Auto-translated to English by AILots of new construction, but little supervision, people hardly interact with each other, fraud in social housing, despite reports about drugs and fraud nothing happens, little control over actual residents, in my flat almost all owner-occupied, 8 homes sublet, despite the municipality's rules that only 1 home may be sublet, the municipality does nothing about it, despite requests for clarification.
Auto-translated to English by AILots of rubbish also at the waste containers, cars on the pavement and in the garden, or charging cables across the pavement, many cyclists on the pavement
Auto-translated to English by AIWould not come here
Auto-translated to English by AIStatistics for Crabbehof-Noord
Figures on residents, liveability and the housing market
| Sale price | €314,000 | €270,000 |
|---|---|---|
| Sale per m² | €3,817 | – |
| Rent price | €974 p/m | €974 p/m |
Experiences from Crabbehof/Zuidhoven
How residents experience their district
In itself a nice place to live with many amenities and good accessibility. But there is litter and dog poop everywhere, making it very grimy.
Auto-translated to English by AILots of new construction, but little supervision, people hardly interact with each other, fraud in social housing, despite reports about drugs and fraud nothing happens, little control over actual residents, in my flat almost all owner-occupied, 8 homes sublet, despite the municipality's rules that only 1 home may be sublet, the municipality does nothing about it, despite requests for clarification.
Auto-translated to English by AINice people and a fun neighbourhood with a nice shopping centre
Auto-translated to English by AILots of rubbish also at the waste containers, cars on the pavement and in the garden, or charging cables across the pavement, many cyclists on the pavement
Auto-translated to English by AIWould not come here
Auto-translated to English by AIStatistics for Crabbehof/Zuidhoven
Figures on residents, liveability and the housing market
| Sale price | €314,800 | €285,633 |
|---|---|---|
| Sale per m² | €3,645 | – |
| Rent price | €974 p/m | €974 p/m |
Experiences from Dordrecht
How residents experience their municipality
Social residents who are there for each other. The children have plenty of playgrounds, supermarket nearby and affordable homes. Few bad tenants so little nuisance. Nature and Wantij within a stone's throw. Couldn't be better.
Auto-translated to English by AIIn itself a nice place to live with many amenities and good accessibility. But there is litter and dog poop everywhere, making it very grimy.
Auto-translated to English by AIMany homeless people in this neighbourhood.
Auto-translated to English by AIPeople get along well with each other and also look out for one another
Auto-translated to English by AIBeautiful walking area along the river the Wantij on the Maasstraat. Supermarket and primary school within walking distance. The community centre with the adjacent playground looks shabby, especially because of the old pole with satellite dishes, and there is also a very outdated asphalt square next to the community centre, which gives a desolate impression when you first enter the neighbourhood. That is a shame and gives a wrong impression of the cosy and beautiful neighbourhood. The renovated houses in the adjacent Noorderkwartier are of a beautiful architectural style from the 1920s and 1930s. Most people still say hello to each other here, as if you live in a village, especially the older residents who like to chat create a cosy and friendly atmosphere.
Auto-translated to English by AICentre so very accessible for young and old
Auto-translated to English by AIMy neighbourhood is often dismissed by outsiders as a deprived area. That word alone conjures up images of problems, statistics and stigma. But those who actually live here know that the story is much more layered than that. The flats and terraced houses are not new, sometimes even a bit worn. Stairwells bear the marks of years of use and in some places maintenance leaves something to be desired. Yet people live here who do their best every day to make something of it. Families who have lived on the same street for generations, young people playing football on the square until it gets dark, and elderly people watching everything from their balcony, missing nothing. You hear multiple languages mixed together here. Not because people live alongside each other, but because the neighbourhood is a mix of cultures, backgrounds and stories. Sometimes it clashes, sometimes it rubs, but often a form of togetherness emerges that you see less in 'nicer' neighbourhoods. Everyone knows who lives on the street, who needs help and who you'd better avoid. There are problems too. That cannot be denied. Unemployment, money worries and occasional nuisance are part of daily life. Police and enforcement patrol the area more often than in other neighbourhoods. But that doesn't mean there are no norms or values here. Calling each other out on behaviour doesn't always happen by the book.
Auto-translated to English by AII don't know everyone in my neighbourhood but most are friendly. The neighbourhood is close to the central station and close to the city centre, there is also a park and a dog park nearby. There is a special primary school at the end of the street. They organise something fun every year for Halloween. It is safe, almost nothing ever happens.
Auto-translated to English by AIStatistics for Dordrecht
Figures on residents, liveability and the housing market
| Sale price | €455,189 | €414,049 |
|---|---|---|
| Sale per m² | €4,121 | – |
| Rent price | €1,725 p/m | €1,702 p/m |
| Rent per m² | €17 p/m | – |
Location and amenities
W.H. Vliegenstraat 85, Dordrecht
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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