A fifth-floor flat on a busy road
This apartment sits on the third living floor of a portiekflat, a type of apartment building with an open entrance gallery, on Zuidvliet in the Indische buurt area of Leeuwarden. The home was built in 1984 and has an energy label C. The last known asking price of €189,500 was on the high side compared with the average asking price for similar homes in the neighbourhood. For context, apartments in Leeuwarden vary widely in price depending on size and location. This home has not been online since 26 September 2026.
What the agent tells us
The agent described this as a two-room apartment with one bedroom and one bathroom, spread over five floors. The living area was 61 m² according to both the BAG registration and the agent's listing. There is a balcony, and the home is set on a busy road within a residential area. The property is fully owned, has double glazing and wall insulation, and is heated by block heating. The monthly homeowners' association fee was €155.19.
Life in the Indische buurt
Residents of the wider district give their area an average score of 6.23 out of 10, based on ten reviews. One resident describes the Bloemenbuurt 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, safety concerns, and a lack of amenities nearby. A third long-time resident notes that things have changed over the years and that it used to be nicer living there. The neighbourhood has around 1,235 inhabitants, with a high share of single-person households. These reviews describe the district as a whole, not specifically the Indische buurt itself. For more on the area, see the Indische buurt neighbourhood.
Daily life and getting around
For groceries, the Jumbo is just around the corner, with the Lidl a couple of streets away and the Aldi a five-minute walk. IKC de Kinderkoepel primary school is a couple of streets away, and there are several secondary schools within a ten-minute walk. The nearest GP is Huisartsenpraktijk Joeloemsingh, a five-minute walk, and the pharmacy Service Apotheek Boiten BV is just next door. The bus stop Leeuwarden, Vliet is on your doorstep, served by lines 3, 9, 11, 13 and 151. Leeuwarden train station is about a ten-minute walk. The wider surroundings are covered under the municipality of Leeuwarden.
WOZ value and address data
The WOZ value for this home was €159,000, with a reference date of 1 January 2025. The asking price was 19% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 66%, from €96,000 to €159,000. As for the address, the road traffic noise level is 63 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication for this area is medium, with clay soil noted as sensitive to settlement. These are area-level indications from public data, not an inspection of this specific home.
Source
When this home was still on the market, it was offered via multiple channels, including Duinstra Melis Makelaars and their listing on Funda.
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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 480, Leeuwarden
How did the asking price compare with the WOZ value?
The WOZ value was €159,000, with a reference date of 1 January 2025. The asking price of €189,500 was 19% above that WOZ value. The WOZ value was the municipal valuation, not the current market value, and it rose by 66% between 2020 and 2025, from €96,000 to €159,000.
What is the layout of this apartment?
According to the agent, this was a two-room apartment with one bedroom and one bathroom, located on the third living floor of a portiekflat. The living area is 61 m², and there is a balcony. The home is heated by block heating and has double glazing and wall insulation.
What is the homeowners' association fee?
The monthly homeowners' association fee was €155.19. This was the amount stated in the listing. The fee covers the costs of the shared building, but the listing did not specify exactly which services or maintenance were included.
What is the foundation risk for this address?
The foundation risk indication for this area is medium. The soil is clay, which is sensitive to settlement, and in this postcode area 40% of buildings were constructed before 1970. Additionally, 5% of properties in this neighbourhood have an elevated risk of pile rot, according to the Klimaateffectatlas. These are area-level indications, not an inspection of this specific home.
How noisy is the location?
The road traffic noise level at this address is 63 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 32 dB Lden and aircraft noise is 33 dB Lden, both below their respective standards. These figures are area-level indications from public data.
What supermarkets are nearby?
The nearest supermarket is the Jumbo, about 258 metres away, followed by the Lidl at 275 metres and the Aldi at 368 metres. An Albert Heijn is at 444 metres and a Poiesz at 621 metres. All are within easy walking distance.
Which schools are close to this apartment?
The nearest primary school is IKC de Kinderkoepel, about 252 metres away. IKC Aventurijn is at 645 metres. For secondary education, CSG Comenius has several locations within about 700 to 800 metres, including @Forum, Zamenhof and Mariënburg.
What public transport options are available?
The bus stop Leeuwarden, Vliet is about 43 metres away, served by lines 3, 9, 11, 13 and 151. Leeuwarden train station is approximately 1.5 kilometres away. The listing did not state travel times or destinations for these services.
What do residents say about the area?
Residents of the wider district give an average score of 6.23 out of 10, based on ten reviews. One resident describes the area as atmospheric with nice neighbours and easy access to the city centre. Another reports concerns about safety and nuisance, while a third says it used to be nicer. These reviews describe the district, not specifically the Indische buurt.
What is the energy label and what does it mean?
The energy label is C. This was a mid-range label, so energy costs would be moderate compared with more efficient homes, but lower than the least efficient labels. The agent also stated that the home had double glazing and wall insulation.
