A waterside villa in Zijlwijk-Zuid
This detached villa on Koggewal sits right on the water in Zijlwijk-Zuid, a quiet corner of Leiden where the streets feel calm and the canals do the talking. Built in 1977, the house has a classic seventies character with a modern twist. With a price of €1,150,000, the asking price is on the high side compared to the average asking price in the neighbourhood, which comes in at €1,047,333. For context, detached houses in Leiden are a rare find, and this one stands out for its setting.
The home itself
Step inside and you will find five rooms spread over three floors, including four bedrooms and one bathroom. The living area is listed at 211 m² according to the BAG registration, while the agent lists 171 m². The plot measures 647 m². The house comes with a garden that wraps around the property, a carport for parking, and full ownership. According to the agent, the home has double glazing, roof insulation and wall insulation, and is heated by a central heating boiler. The energy label is C, which means you can expect moderate energy costs.
Life in Zijlwijk-Zuid
Zijlwijk-Zuid is a residential area with a mix of ages, where about a third of residents are 65 or older. Residents across the municipality of Leiden give their living environment an average score of 7.46, based on 38 reviews. One resident says: "Living here is fantastic. Beautiful, spacious and affordable apartment with 90m2 floor area. Indoor route to the supermarket. GP and the usual shops like Etos, Kruidvat, Bruna, Hema on the nearby square. Bus lines and main roads within 5 minutes. Also enough schools at every level. In short, 'a place to be'." Another resident mentions: "Nice neighbourhood with park. Cosy flat with many elderly residents. A nice dog walking area that I look out onto. Also a beautiful park. However, too few shops, so little choice unfortunately." These reviews describe the wider municipality, not this specific neighbourhood, but they give a sense of the area. The Zijlwijk-Zuid neighbourhood itself is home to around 2,400 people.
Amenities and transport
Daily errands are easy from here. The Lidl is just around the corner, with Dirk and Albert Heijn a couple of streets away. For primary education, Brede School Merenwijk is a five-minute walk, and Zijlwijkschool is just around the corner. The nearest GP, Huisartsenpraktijk 't Joppe, is a couple of streets away, and the pharmacy is a ten-minute walk. Bus stop Zwartemeerlaan is just around the corner with line 3, and Leiderdorp, Engelendaal is a five-minute walk with lines 365 and 366. Leiden Centraal station is about 2.4 km away, and the Alrijne Ziekenhuis is a short drive. The municipality of Leiden offers all this and more.
WOZ and address data
The WOZ value for this home is €1,117,000, based on the reference date of 1 January 2025. The asking price is 3% above this value. Between 2020 and 2025, the WOZ value rose by 35%, from €827,000 to €1,117,000. As for the area, the noise level from road traffic is 51 dB Lden, which is above the norm, while rail and air traffic noise stay below the norm. The foundation risk indication is low, though the soil is clay, which can be sensitive to settling. These are area-level indications, not an inspection of this specific home. Pluvial flooding and flood risk are both low, now and in 2050.
Source
At the time of writing, the home is offered via multiple channels, including Graal Makelaardij and their listings on Funda and Pararius.
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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 Koggewal 5, Leiden
How does the asking price compare to the WOZ value?
The asking price of €1,150,000 is 3% above the WOZ value of €1,117,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 35%, from €827,000 in 2020 to €1,117,000 in 2025.
What is the layout of this detached house?
According to the agent, the home has five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is listed as 211 m² in the BAG registration, while the agent lists 171 m². The plot measures 647 m². There is a garden that wraps around the property and a carport for parking.
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 moderate energy costs for heating and electricity. The agent states that the home has double glazing, roof insulation and wall insulation, and is heated by a central heating boiler. These features are separate from the label itself.
What is the foundation risk in this area?
The foundation risk indication for this address is low, according to public risk data. The soil consists of clay, which can be sensitive to settling. This is an area-level indication, not an inspection of this specific home. The flood risk is also low, both currently and in 2050.
What supermarkets are nearby?
The nearest supermarket is Lidl, about 646 metres away, which is a couple of streets from the home. Dirk is at 706 metres, and Albert Heijn at 820 metres. There are also Hoogvliet and another Albert Heijn within a kilometre. In total, there are 38 supermarkets within five kilometres.
Which schools are close to this home?
Brede School Merenwijk is the nearest primary school, at about 566 metres, followed by De Dukdalf at 645 metres and Zijlwijkschool at 647 metres. For secondary education, Marecollege is at 725 metres. There are 81 schools within five kilometres, covering all levels.
How is the public transport in this area?
The nearest bus stop is Leiden, Zwartemeerlaan, at about 297 metres, served by line 3. Leiderdorp, Engelendaal is at 498 metres with lines 365 and 366, and Leiden, Valkenhorst is at 555 metres with line 3. Leiden Centraal train station is about 2.4 km away.
What do residents say about living in this area?
Residents across the municipality of Leiden give their living environment an average score of 7.46, based on 38 reviews. One resident says: "Living here is fantastic. Beautiful, spacious and affordable apartment with 90m2 floor area. Indoor route to the supermarket. GP and the usual shops like Etos, Kruidvat, Bruna, Hema on the nearby square." Another notes: "Nice neighbourhood with park. Cosy flat with many elderly residents." These reviews describe the wider municipality, not this specific neighbourhood.
What is the noise level like at this address?
The noise level from road traffic is 51 dB Lden, which is above the noise norm, according to data from 2022. Rail traffic noise is 30 dB Lden, and air traffic noise is 44 dB Lden, both below the norm. These are area-level indications based on public data, not measurements at the property itself.
