A quiet spot in Boksum
Tiltsjedyk 6 sits on a quiet road in a residential part of Boksum, a small village in the municipality of Waadhoeke. The detached house was built in 1988 and has an energy label B. With a floor area of 138 m² according to the BAG registration, the asking price is €469,000. For context, detached houses in Waadhoeke give an idea of what is on offer in the wider area.
The house itself
Inside, the home has six rooms, including four bedrooms and one bathroom, spread over two floors. The living area is listed as 138 m² in the BAG registration, while the agent lists 114 m². The plot measures 560 m². The house has a front, side and rear garden, with the rear garden (257 m²) facing southeast, and an attached brick garage. According to the agent, the home is fully insulated, with roof, wall and floor insulation and double glazing, and it has a central heating boiler. It is offered as freehold.
The Boksum neighbourhood
Boksum is a small village with around 355 residents, and the housing stock is mostly owner-occupied. Residents across the municipality of Waadhoeke give their living environment an average score of 7.76, based on 20 reviews. One resident says: "Quiet surroundings, plenty of choice in schools, nature is fine, unfortunately very little to do for both adults and children." Another adds: "It's a fantastic neighbourhood, people are friendly" and "You can count on the people who live there." A third resident, however, mentions "everywhere drunk people, many empty dilapidated houses." These reviews reflect the wider municipality rather than this specific neighbourhood. For more on the Boksum neighbourhood, the local figures give a sense of the area.
Amenities and transport
The nearest supermarket, a Jumbo, is a ten-minute walk away, with an Aldi and another Jumbo just beyond that. For primary education, SWS Twaspan is a couple of streets away, and IKC It Pertoer is a ten-minute walk. The nearest GP and pharmacy, Huisartsenpraktijk Nylân and BENU Apotheek Nylân, are both in Leeuwarden, about a ten-minute walk further. The bus stop Boksum, Boksum is on your doorstep, with lines 93 and 894, and the nearest train station, Deinum, is a ten-minute walk. The municipality of the municipality of Waadhoeke covers the surrounding area.
WOZ and address data
The WOZ value for this home is €349,000, with a reference date of 1 January 2025. The asking price is 34% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 42%, from €246,000 to €349,000. As for the address, the noise level from road traffic is 50 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is medium, based on clay soil that is sensitive to settlement, and the area is a KCAF attention area. These are area-level indications, not an inspection of this specific home. The climate risk for pluvial flooding is low, as is the current flood risk, though heat stress is expected to be medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Hoekstra Makelaardij and listings on Funda and Huispedia.
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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 Tiltsjedyk 6, Boksum
How does the asking price compare with the WOZ value?
The asking price of €469,000 is 34% above the WOZ value of €349,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The difference between the asking price and the WOZ value is a fact about this listing, and it is up to you to interpret what it means for the price.
What is the layout of the house?
The house has six rooms, including four bedrooms and one bathroom, spread over two floors. The living area is listed as 138 m² in the BAG registration, while the agent lists 114 m². The plot measures 560 m². There is a front, side and rear garden, with the rear garden (257 m²) facing southeast, and an attached brick garage.
What is the energy label and what does it mean?
The energy label is B, which is an efficient label. This means the home is likely to have lower energy costs compared with less efficient labels. The agent also states that the home has roof, wall and floor insulation and double glazing. The energy label is a rating of the home's energy performance, not a comment on its structural condition.
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 area. These are area-level indications from public data, not an inspection of this specific home. The climate risk for pluvial flooding is low, and the current flood risk is also low.
What amenities are nearby?
The nearest supermarket, a Jumbo, is about a ten-minute walk away, with an Aldi and another Jumbo just beyond. For primary education, SWS Twaspan is a couple of streets away, and IKC It Pertoer is a ten-minute walk. The nearest GP and pharmacy are both in Leeuwarden, about a ten-minute walk further. The nearest train station, Deinum, is a ten-minute walk.
What is the neighbourhood like?
Boksum is a small village with around 355 residents. Residents across the municipality of Waadhoeke give their living environment an average score of 7.76, based on 20 reviews. One resident says: "Quiet surroundings, plenty of choice in schools, nature is fine, unfortunately very little to do for both adults and children." Another adds: "It's a fantastic neighbourhood, people are friendly."
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose by 42%, from €246,000 to €349,000. The reference date for the current WOZ value is 1 January 2025. This development is a historical record from the municipality and does not predict future changes in the property's value.
Is the house offered through multiple agents?
At the time of writing, the home is offered via multiple channels, including Hoekstra Makelaardij and listings on Funda and Huispedia. This means you can find the same listing on different platforms, but the agent behind the sale is Hoekstra Makelaardij.
