A waterside home in the heart of Dokkum
This end-of-terrace house sits on the Zuiderbolwerk, right in the centre of Dokkum, with a free view over the water. Built in 1937, it is a classic family home with five rooms spread over two floors, including three bedrooms and one bathroom. The asking price is €384,000. For context, end-of-terrace houses in Noardeast-Fryslân are listed at an average of €390,900.
What the agent tells us about the home
The agent describes a home with a living area of 89 m², while the BAG registration records 98 m². The plot measures 87 m² according to both sources. There is a rear garden of 37 m² facing north, and the property is in full ownership. According to the agent, the home has roof insulation, largely double glazing and wall insulation, and is heated by a central heating boiler. The energy label is G, the least efficient label, so expect high energy costs. The home is offered with a free view and is situated on navigable water in the centre.
Life in Dokkum binnen de Bolwerken
Dokkum binnen de Bolwerken is a compact neighbourhood with 1,405 residents, many of whom live alone. Residents of the district of Dokkum give their living environment an average score of 7.25, based on eight reviews. One resident says: "Good, everything is easily accessible from here." Another mentions: "More consideration should be given to the people living in the city centre." A third review is less positive, referring to "death threats, drug trafficking, fights, illegal pirate radio." The reviews reflect a mixed picture, but the neighbourhood's central location is clearly appreciated. For more on the Dokkum binnen de Bolwerken neighbourhood, you can read further.
Daily life: shops, schools and transport
Groceries are close by: Aldi is on your doorstep, SPAR and Albert Heijn are just around the corner, and Jumbo is a couple of streets away. For primary education, Burgerschool is just around the corner, and Jenaplan Kindcentrum Sint Bonifatius is a five-minute walk. The nearest GP is Huisartsencentrum Dokkum, a ten-minute walk, with the pharmacy Spoedapotheek Dokkum en Omstreken right next to it. The bus station at Dokkum, Busstation, is a couple of streets away and serves many lines, including 51, 52, 55, 56, 60, 63, 151, 355 and 356. The nearest train station is De Westereen, about 8.8 km away. The municipality of Noardeast-Fryslân covers the wider area.
WOZ value and address data
The WOZ value of this home is €301,000, based on the reference date 1 January 2025. The asking price is 28% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 80%, from €167,000 to €301,000. As for the address, the noise level from road traffic is 50 dB Lden, which is above the noise standard, while aircraft noise is 44 dB Lden, below the standard. The foundation risk indication is elevated, based on area-level data: the home was built in 1937 on clay soil, and in this postcode area 100% of properties were built before 1970. According to the Klimaateffectatlas, 5% of properties in this neighbourhood have an elevated risk of pile rot. These are area-level indications, not an inspection of this specific home. For pluvial flooding at heavy rain, the indication is elevated, while the current flood risk is low and the risk for 2050 is also low. Heat stress is currently low, but is expected to become medium by 2050.
About the listing
At the time of writing, the home is offered via multiple channels, including Regiomakelaardij, Funda and Vastgoed Nederland.
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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 Zuiderbolwerk 117, Dokkum
How does the asking price compare with the WOZ value?
The asking price of €384,000 is 28% above the WOZ value of €301,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre, based on the agent's listed living area of 89 m², is €4,315. The neighbourhood average asking price is €390,900.
What is the layout of this end-of-terrace house?
According to the agent, the home has five rooms, including three bedrooms and one bathroom, spread over two floors. The living area is listed as 89 m², while the BAG registration records 98 m². The plot measures 87 m². There is a rear garden of 37 m² facing north. The home is in full ownership and is heated by a central heating boiler.
What does the energy label G mean for this home?
The energy label is G, which is the least efficient label on the scale. This means you can expect high energy costs for heating and hot water. The agent does state that the home has roof insulation, largely double glazing and wall insulation, but the label itself is a separate fact. No further details about the energy performance are given in the listing.
What is the foundation risk for this address?
The foundation risk indication for this address is elevated, based on area-level data. The home was built in 1937 on clay soil, and in this postcode area 100% of properties were built before 1970. According to the Klimaateffectatlas, 5% of properties in this neighbourhood have an elevated risk of pile rot. These are indications for the area, not an inspection of this specific home.
How far is the nearest supermarket and school?
Aldi is about 268 metres away, SPAR about 480 metres, and Albert Heijn about 496 metres. For primary education, Burgerschool is about 259 metres away, and Jenaplan Kindcentrum Sint Bonifatius is about 431 metres. The nearest GP is Huisartsencentrum Dokkum, about 905 metres away, with the pharmacy Spoedapotheek Dokkum en Omstreken nearby.
What public transport options are available?
The nearest bus stop is Dokkum, Busstation, about 512 metres away, serving many lines including 51, 52, 55, 56, 60, 63, 151, 355 and 356. There is also a stop at Dokkum, Watertoren, about 721 metres away, with lines 51, 55, 56, 151, 355 and 356. The nearest train station is De Westereen, about 8.8 km away.
What do residents say about living in this area?
Residents of the district of Dokkum give their living environment an average score of 7.25, based on eight reviews. One resident says: "Good, everything is easily accessible from here." Another mentions: "More consideration should be given to the people living in the city centre." A third review is less positive, referring to "death threats, drug trafficking, fights, illegal pirate radio." These reviews reflect the district as a whole, not just this neighbourhood.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 80%, from €167,000 to €301,000. The reference date for the current value is 1 January 2025. This development is a historical fact from the municipality, not a prediction of future value. The asking price is currently 28% above the WOZ value.
