Hoedemakersweg 88
Dokkum Hoedemakerspolder, Noardeast-Fryslân
AreaA 1950s end-of-terrace house in Dokkum
This end-of-terrace house on Hoedemakersweg sits in the Dokkum Hoedemakerspolder neighbourhood, a residential area with an open view. Built in 1954, the home has a living area of 89 m² according to the agent, which is 31% larger than the neighbourhood average of 68 m². The asking price of €325,000 works out at €3,652 per m², which is on the high side compared with the average of €275,000 for the one other home currently for sale in the neighbourhood. For context, end-of-terrace houses in Noardeast-Fryslân give a sense of what is available across the municipality.
Inside the home
The agent describes a four-room layout with three bedrooms and one bathroom spread over two floors, with a volume of 326 m³. The garden faces west, and the property is sold as freehold. According to the agent, the home has double glazing, HR glazing, wall insulation and floor insulation, and is heated by a central heating boiler. The energy label is D, which means energy costs will be moderate rather than minimal. The BAG registration lists the living area as 92 m², while the agent states 89 m².
Life in Dokkum Hoedemakerspolder
Residents of the district of Dokkum give their surroundings an average score of 7.25 out of 10, based on eight reviews. One resident describes the area as cosy, while another notes that everything is easily accessible from here. A third review is less positive, mentioning crime in the area. The neighbourhood itself has around 1,170 residents, with a high share of one-person households. The housing stock here dates largely from between 1945 and 1970, and the average home sold in the neighbourhood recently went for €362,333. The Dokkum Hoedemakerspolder neighbourhood is a quiet residential pocket within the town.
Amenities and getting around
Daily errands are easy from this address. The SPAR supermarket is just around the corner, with Jumbo and Aldi a couple of streets away, and Albert Heijn a ten-minute walk. Burgerschool primary school is a five-minute walk, and the Dockinga college secondary school is just around the corner. The GP practice Huisartsencentrum Dokkum and the pharmacy are both a couple of streets away. Bus stops at Dokkum, Sionsberg and Dokkum, Watertoren are within walking distance, served by lines 51, 55, 56, 151, 355, 356 and 7075. The nearest train station is De Westereen, about 8.7 km away. The municipality of Noardeast-Fryslân covers a wide rural area around Dokkum.
WOZ and address data
No WOZ value is available for this property, so there is no municipal valuation to compare with the asking price. The address-level risk data from public sources indicates an elevated foundation risk, based on the 1954 construction on clay soil and the fact that 61% of properties in this postcode area were built before 1970. These are area-level indications, not an inspection of this specific home. Noise from road and air traffic is measured at 44 dB Lden, which stays below the noise standard. Pluvial flooding at heavy rain is indicated as elevated, while current flood risk and heat stress are low, rising to medium by 2050.
Source
At the time of writing, the home is offered via Roos Makelaars and through Roos Makelaars on Funda, so it is listed through two channels.
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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 Hoedemakersweg 88, Dokkum
What is the asking price for this end-of-terrace house?
The asking price is €325,000. With a living area of 89 m² according to the agent, that works out at €3,652 per m². The only other home currently for sale in the neighbourhood has an asking price of €275,000, so this property is priced on the high side for the immediate area.
How many rooms and bedrooms does the home have?
According to the agent, the home has four rooms in total, including three bedrooms and one bathroom, spread over two floors. The total volume is 326 m³. The living area is listed as 89 m² by the agent, while the BAG registration states 92 m².
What is the energy label and what does it mean?
The energy label is D. This is a mid-range label, so you can expect moderate energy costs for heating and hot water. The agent states that the home has double glazing, HR glazing, wall insulation and floor insulation, which helps keep the home warm.
What is the WOZ value of this property?
The WOZ value is not stated for this property. Without it, there is no municipal valuation to compare with the asking price.
What is the foundation risk for this address?
The address-level risk data indicates an elevated foundation risk. This is based on the home being built in 1954 on clay soil, where wooden piles or a shallow foundation may have been used. It is an area-level indication from public data sources, not an inspection of this specific home.
What supermarkets are nearby?
The nearest supermarket is SPAR, about 556 metres away. Jumbo is at 698 metres, Aldi at 777 metres, and Albert Heijn at 970 metres. All are within easy walking distance, so daily grocery shopping is straightforward from this address.
Which schools are close to this home?
Burgerschool primary school is about 505 metres away. For secondary education, the Dockinga college HAVO/VWO onderbouw is at 458 metres, with the Dockinga college VMBO at 568 metres. Several other secondary schools are within a short walk as well.
How is the public transport connection from this address?
The nearest bus stop is Dokkum, Sionsberg, about 486 metres away, served by lines 51, 55, 56, 151, 355, 356 and 7075. The Dokkum, Watertoren stop at 581 metres offers lines 51, 55, 56, 151, 355 and 356. The nearest train station is De Westereen, about 8.7 km away.
What do residents say about living in this area?
Residents of the district of Dokkum give an average score of 7.25 out of 10, based on eight reviews. One resident describes the area as cosy, another says everything is easily accessible, while a third mentions crime including death threats and drug trafficking. The reviews cover the wider district rather than this specific neighbourhood.
What is the neighbourhood like in terms of demographics?
The Dokkum Hoedemakerspolder neighbourhood has around 1,170 residents. A large share, 54%, are one-person households, and 39% of residents are aged 65 or older. The housing stock dates mainly from between 1945 and 1970, and 67% of homes are single-family houses.
