Zuidvliet 388
Welgelegen, Leeuwarden
AreaA practical apartment in Welgelegen
Zuidvliet 388 is a gallery flat from 1979 in the Welgelegen neighbourhood of Leeuwarden, a district within Oud-Oost. The asking price of €169,000 sits well below the average asking price in the neighbourhood, which comes to €283,600. That puts this home on the low side of the local market, and it is also reflected in the price per square metre of €2,965 based on the agent's listing. For context, the average price per square metre in the neighbourhood is €2,923. If you are looking at apartments in Leeuwarden, this is one of the more affordable options currently available.
Inside the home
The apartment has two rooms in total, with one bedroom and one bathroom, spread over a single floor. The living area is listed as 57 m² by the agent, while the BAG registration records 58 m². The home has a volume of 199 m³ and is heated by a central heating boiler. It is offered in full ownership, so there is no leasehold to consider. The monthly homeowners' association contribution is €155.19. The energy label is C, which means the home sits in the middle of the efficiency range, so energy costs should be moderate rather than extreme.
Life in Welgelegen
Welgelegen is a compact neighbourhood with just over 1,600 residents, and it has a distinctly urban character with a high address density. The housing stock is mixed, with about half being single-family homes and a quarter owner-occupied. Residents of the wider district give their living environment an average score of 6.31, based on eight reviews. One resident describes it as an atmospheric neighbourhood with nice neighbours, where you can feel the history and walk straight into the city centre. Another resident, however, mentions negative experiences with nuisance and safety concerns in the Bloemenbuurt area. A third long-time resident notes that things have changed over the years and that it used to be nicer. The reviews clearly reflect different perspectives on the same area. For a fuller picture of what the area is like, you can read more about the Welgelegen neighbourhood.
Amenities and transport
Daily errands are easy from this address. A Lidl is just around the corner, with a Jumbo a couple of streets away and an Aldi within a five-minute walk. For primary education, IKC de Kinderkoepel is on your doorstep, and IKC Aventurijn is a ten-minute walk. The nearest GP practice, Huisartspraktijk M. Milius, is a five-minute walk, and the pharmacy Service Apotheek Boiten BV is just as close. Public transport is well within reach, with the bus stop Leeuwarden, Vliet on your doorstep serving lines 3, 9, 11, 13 and 151. Leeuwarden train station is about a ten-minute walk away. The city centre is within walking distance, as one resident noted, and the municipality of Leeuwarden offers everything else you might need.
WOZ value and address data
The WOZ value for this home is €155,000, based on the reference date of 1 January 2025. The asking price is 9% above that WOZ value. Over the past five years, the WOZ value has developed in line with the local market, though the exact figures are not detailed here. As for address-level risk indications, the road traffic noise level is 65 dB Lden, which is above the noise standard, while railway and aircraft noise remain below their respective standards. The foundation risk indication is medium, based on clay soil that is sensitive to settlement, and the area is a KCAF attention zone. These are area-level indications from public data sources, not an inspection of this specific home. Pluvial flooding risk is medium, while flood risk is low now and in 2050, and heat stress is low currently but medium by 2050.
Source
At the time of writing, the home is offered only via Bosma de Witte Makelaars.
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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 Zuidvliet 388, Leeuwarden
How does the asking price compare to the WOZ value?
The WOZ value of this apartment is €155,000, based on the reference date of 1 January 2025. The asking price of €169,000 is 9% above that WOZ value. This is a factual comparison from the municipality's valuation, and it is up to you to interpret what it means for the asking price.
What is the layout of this apartment?
The apartment has two rooms in total, consisting of one bedroom and one bathroom, all on a single floor. The living area is 57 m² according to the agent, while the BAG registration records 58 m². The home has a volume of 199 m³ and is heated by a central heating boiler. It is offered in full ownership.
What is the monthly homeowners' association contribution?
The monthly homeowners' association contribution is €155.19. This amount is stated in the listing and covers the shared costs of the gallery flat complex. The exact services and reserves covered by this contribution are not detailed in the listing.
What is the energy label and what does it mean?
The energy label is C. This is a mid-range label, so you can expect energy costs that are neither exceptionally low nor excessively high. The label reflects the home's energy performance as registered, and no specific insulation features are mentioned in the listing.
What is the foundation risk for this address?
The foundation risk indication for this address is medium. This is based on clay soil, which is sensitive to settlement, and the area is a KCAF attention zone where 40% of properties were built before 1970. In this neighbourhood, 5% of properties have an elevated pile rot risk. These are area-level indications from public data, not an inspection of this specific home.
What are the noise levels around this address?
The road traffic noise level at this address is 65 dB Lden, which is above the noise standard. Railway noise is 30 dB Lden and aircraft noise is 33 dB Lden, both below their respective standards. These figures come from public data sources and are area-level indications rather than measurements at the home itself.
What supermarkets are nearby?
A Lidl is approximately 257 metres away, with a Jumbo at 270 metres and an Aldi at 377 metres. An Albert Heijn is about 501 metres away and a Poiesz at 514 metres. All of these are within easy walking distance for daily groceries.
Which schools are close to this apartment?
IKC de Kinderkoepel, a primary school, is about 195 metres away. IKC Aventurijn, another primary school, is at 571 metres. For secondary education, CSG Comenius Mariënburg is at 739 metres and CSG Comenius Zamenhof at 757 metres. All are within a reasonable walking distance.
What public transport options are available?
The nearest bus stop is Leeuwarden, Vliet, about 87 metres away, serving lines 3, 9, 11, 13 and 151. Leeuwarden train station is approximately 1.4 kilometres away, which is about a ten-minute walk. The bus stop Leeuwarden, Bote van Bolswertstr. at 170 metres offers additional lines including 21 and 51.
How does the price per square metre compare to the neighbourhood?
The asking price per square metre is €2,965, based on the agent's listing of 57 m². The average price per square metre in the neighbourhood is €2,923. The asking price of €169,000 is 40% below the neighbourhood average asking price of €283,600, though the home is also smaller than the neighbourhood average of 107 m².
What do residents say about living in this area?
Residents of the wider district give an average score of 6.31 out of 10, based on eight reviews. One resident describes it as an atmospheric neighbourhood with nice neighbours and easy access to the city centre. Another mentions negative experiences with nuisance and safety concerns. A third notes that the area has deteriorated over the years. The reviews reflect mixed experiences.
What is the flood risk for this address?
The current flood risk is low, and it remains low for 2050. Pluvial flooding, which occurs during heavy rain, has a medium risk indication. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not specific to this property.
