Watertje 5
Dorp Zuid, Zoeterwoude
AreaA peaceful spot by the water
This detached house on Watertje 5 sits in Dorp Zuid, a quiet part of Zoeterwoude where the village feels close-knit and green. The home is set along a calm road, right by the water, with a sheltered position in the centre. Built in 1880, it has a classic character that stands out in the area. With a price of €895,000, the asking price is on the high side compared to other detached houses in Zoeterwoude.
Inside the home
According to the agent, the house has four rooms, three bedrooms, and one bathroom spread over two floors. The living area is listed as 113 m² by the agent, while the BAG registration states 118 m². The plot measures 440 m². The home comes with a front, side, and back garden, with the back garden facing southwest and accessible via the back. It is fully owned, and the agent notes insulation in the roof, double glazing, wall and floor insulation. Heating is provided by a combination boiler, electric heating, and partial underfloor heating.
Life in Dorp Zuid
Dorp Zuid is a small neighbourhood with about 915 residents, and it feels like a place where people know each other. Residents across the municipality of Zoeterwoude give their living environment an average score of 8.05, based on five reviews. One resident says: "Zoeterwoude is a lovely village, noticeable from the house prices. You're right in the city but it still feels wonderfully and familiarly village-like." Another adds: "Wonderful living in peace and greenery. Lots of involvement and togetherness." The neighbourhood has a mix of ages, with a notable share of residents over 65. For more on the area, see the Dorp Zuid neighbourhood.
Amenities and transport
Daily errands are easy from here. The Jumbo supermarket is just around the corner, and the BENU Apotheek het Groene Hart is a couple of streets away. Basisschool Het Avontuur is also just around the corner. For public transport, bus stop Zoeterwoude, Dorp is a five-minute walk, with lines 400, 401, and N40. The nearest train station is Leiden Lammenschans, about 3 km away. The municipality of Zoeterwoude offers a range of services and connections, as described on the municipality of Zoeterwoude.
WOZ and address data
The WOZ value is €778,000, with a reference date of 1 January 2025. The asking price is 15% above this value. According to the municipality's valuation, the home's value has developed over the past five years, though specific figures are not provided here. As for address risks, the noise level from road traffic is 57 dB Lden, which is above the norm, while railway and air traffic noise are below their norms. The foundation risk indication is medium, and the soil type is peat. These are area-level indications, not an inspection of this specific home. Pluvial flooding risk is medium, as is flood risk for both current and 2050 scenarios. Heat stress is currently low but medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including RIJNSTAETE makelaardij and RIJNSTAETE makelaardij 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 Watertje 5, Zoeterwoude
How does the asking price compare to the WOZ value?
The asking price is €895,000, while the WOZ value is €778,000 as of 1 January 2025. This means the asking price is 15% above the WOZ value. The WOZ value is the municipal valuation, not the current market value, so the difference reflects the asking price relative to that official figure.
What is the layout of this detached house?
According to the agent, the house has four rooms, three bedrooms, and one bathroom, spread over two floors. The living area is listed as 113 m² by the agent, while the BAG registration states 118 m². The plot is 440 m². There is a front, side, and back garden, with the back garden facing southwest.
What is the WOZ value of this property?
The WOZ value is €778,000, with a reference date of 1 January 2025. This is the municipal valuation used for tax purposes, and it is not the same as the market value. The asking price is 15% above this WOZ value.
What are the noise levels around this address?
The noise level from road traffic is 57 dB Lden, which is above the Dutch noise norm. Railway noise is 10 dB Lden and aircraft noise is 38 dB Lden, both below their respective norms. These are area-level indications based on public data, not measurements at the property itself.
What is the foundation risk for this home?
The foundation risk indication is medium, according to area-level data. The home was built in 1880 on peat soil, which may mean wooden piles or a shallow foundation. In this postcode area, 29% of buildings were constructed before 1970, and 1% of properties have an elevated risk of pile rot. These are indications, not an inspection of this specific home.
What supermarkets are near this home?
The nearest supermarket is Jumbo, about 286 metres away, which is just around the corner. Other options include PLUS at about 2.9 km, Hoogvliet at about 3 km, Boon's Markt at about 3.3 km, and Lidl at about 3.4 km.
What schools are in the area?
Basisschool Het Avontuur is the nearest primary school, about 286 metres away. For secondary education, Het Vlietland College is about 2.8 km away, and Da Vinci College Lammenschans is about 3 km away. There are also other primary schools within a few kilometres.
What public transport options are available?
The nearest bus stop is Zoeterwoude, Dorp, about 568 metres away, with lines 400, 401, and N40. Another stop, Zouterwoude, A4 P+R, is about 844 metres away with the same lines. The nearest train station is Leiden Lammenschans, about 3 km away.
What is the neighbourhood like?
Dorp Zuid is a small neighbourhood with about 915 residents. Residents across the municipality of Zoeterwoude rate their living environment 8.05 out of 10, based on five reviews. One resident mentions the village-like feel despite being close to the city, and another highlights the peace and greenery. The neighbourhood has a mix of ages, with a significant share of residents over 65.
What is the energy label of this home?
The energy label is F. This is a relatively low label, so expect higher energy costs compared to more efficient homes. The agent notes that the home has roof insulation, double glazing, wall insulation, and floor insulation, which may help, but the label itself indicates the overall energy performance.
