Homes for sale in Zwarte Water, Assen
Discover the current supply of homes for sale in Zwarte Water and directly view neighbourhood data, resident reviews and market figures to determine if this neighbourhood suits you.
House prices and market figures for Zwarte Water, Assen
The owner-occupied market in Zwarte Water is modest in size but tells a clear story. Of the 640 homes in the neighbourhood, 41% are owner-occupied; the majority of the housing stock consists of rental properties, a large portion of which is owned by housing associations. This makes the supply of owner-occupied homes relatively limited and gives the neighbourhood a mixed character in terms of residents.
The average WOZ value is €213,000. That is lower than the average for the district Noorderpark (€235,000) and noticeably lower than the municipal average for Assen (€278,000). This makes Zwarte Water one of the more affordable neighbourhoods in the city, although sales transactions tell a slightly different story.
In the past twelve months, four owner-occupied homes were sold, with an average sale price of €302,125. The range ran from €239,500 to €429,000, indicating that both entry-level homes and larger properties changed hands. The average living area of the sold homes was 81 m², which works out at a price of approximately €3,730 per m². For current asking prices and the average time on market in the neighbourhood, see the overview at the top of this page.
Living in Zwarte Water, Assen
Zwarte Water is a quiet residential neighbourhood in the northwestern part of Assen, part of the Noorderpark district. The name refers to the watercourse that runs through and alongside the neighbourhood, and water also plays a visual role in the area. The atmosphere is predominantly calm and green, with a mix of terraced houses and semi-detached homes, mostly dating from the 1970s and 1980s. It is not a neighbourhood that stands out for architectural features, but rather for its solid, straightforward layout.
The population composition is diverse. With 1,235 residents, it is a neighbourhood of modest size. The largest age group consists of 25- to 45-year-olds, but those aged 45 and over and seniors are also well represented. The high proportion of single-person households (310 of the households) indicates that the neighbourhood is not exclusively a family area; single people and smaller households feel equally at home here.
For daily shopping, residents rely on facilities in the immediate vicinity of Noorderpark or the nearby retail offering towards the centre of Assen. Primary schools in the area serve the younger families in the district. Green spaces are present in the form of parks and playgrounds scattered throughout the neighbourhood, and the countryside north of Assen is easily accessible by bike.
In terms of accessibility, Zwarte Water is reasonably well connected. The centre of Assen is about a ten-minute bike ride away. Bus services connect the neighbourhood to Assen station, from where intercity trains run to Groningen and Zwolle. By car, the A28 is quickly reachable, making the neighbourhood attractive for commuters heading to Groningen or cities further south.
Residents appreciate the peace and clarity of the neighbourhood. On the neighbourhood main page for Zwarte Water, you can find resident reviews and neighbourhood scores per category. One resident describes it as: "It's quiet here, you know your neighbours and the children can play outside safely. Not exciting, but nice." Criticism sometimes focuses on the outdated street scene in certain places and the limited dining options within walking distance.
If you compare Zwarte Water with sister neighbourhoods in the same district, Componistenbuurt West has a slightly different character with more post-war construction, while Oude Molenbuurt offers more variety in housing types. Dichtershof and Veningerland are also worth comparing if you are orienting yourself within Noorderpark. Those seeking more urban vibrancy can look at Centrum or Lariks, but you will generally pay more per m².
Who is a home in Zwarte Water suitable for?
Zwarte Water attracts buyers looking for an affordable entry into Assen, without the hustle and bustle of the centre. First-time buyers benefit from the lower WOZ values and the relatively affordable segment under €270,000, although supply is limited and it goes quickly. Families with young children find peace and play space here, but must take into account a somewhat sparser density of facilities directly in the neighbourhood. The proportion of rental homes is high (59%), so if you are considering renting, there are also rental homes in Zwarte Water available. Be honest with yourself: the limited number of transactions per year means you sometimes have to wait a long time for the right property. More information about living and life in the municipality can be found on the website of the municipality of Assen.
What residents say about Zwarte Water
The neighbourhood ratings on Buurtje.nl show that residents characterise Zwarte Water as quiet and safe, with sufficient green space in the immediate vicinity. Scores for liveability and safety come out positively; accessibility and the range of facilities score somewhat lower. One resident writes: "It's an ordinary neighbourhood without frills, but you live there pleasantly and affordably." See all reviews and the full neighbourhood data on the overview page for Zwarte Water.
Compare homes for sale in and around Zwarte Water
On Buurtje.nl, you will find the housing supply in Zwarte Water compiled from more than 1,500 sources, supplemented with resident reviews and district data that you will not find on one page anywhere else. This allows you to assess a home in the context of the neighbourhood. Want to compare more broadly? Then look at homes for sale in the Noorderpark district, the neighbourhoods Componistenbuurt Oost and Pittelo, or explore the full supply via the overview of homes for sale in Assen.
Frequently asked questions
What does a home cost in Zwarte Water?
In the past twelve months, four homes were sold in Zwarte Water, with an average purchase price of €302,125. Prices ranged from €239,500 to €429,000. The average living area was 81 m², resulting in a price of approximately €3,730 per m². Keep in mind that supply is limited and homes sell quickly.
What is the WOZ value in Zwarte Water?
The average WOZ value of homes in Zwarte Water is €213,000. This is below the district average of Noorderpark (€235,000) and clearly below the municipal average of Assen (€278,000). Zwarte Water is therefore one of the more affordable neighbourhoods in the city, although actual sale prices are higher than the WOZ value.
What is it like living in Zwarte Water?
Living in Zwarte Water is quiet and orderly. The neighbourhood mainly consists of terraced houses and semi-detached houses from the 1970s and 1980s, with plenty of greenery in the area. Residents appreciate the peace, safety, and affordability. The range of amenities directly in the neighbourhood is limited, but the centre of Assen is a short bike ride away.
Is Zwarte Water suitable for starters or families?
Zwarte Water is interesting for starters looking for an affordable home in Assen, although supply is limited. Families with children will find peace and play space, and the largest age group in the neighbourhood consists of 25- to 45-year-olds. The high proportion of single-person households shows that singles also feel at home here. Seniors are also well represented in the neighbourhood.
How accessible is Zwarte Water?
The centre of Assen is about a ten-minute bike ride from Zwarte Water. By bus, there are connections to Assen station, where intercity trains run towards Groningen and Zwolle. For motorists, the A28 is quickly accessible, making the neighbourhood suitable for commuters. Parking in the area is generally not a major issue.
What type of homes are for sale in Zwarte Water?
The housing stock in Zwarte Water largely consists of terraced houses and semi-detached houses, built in the 1970s and 1980s. Buying apartments in Zwarte Water is less common; the supply is dominated by ground-floor homes. Of the 640 homes in the neighbourhood, 41% are owner-occupied; the rest are rental properties, a large part of which are managed by a housing corporation.
Is there a lot of greenery in Zwarte Water and what about parking?
Zwarte Water has a fairly green character, with parks and playgrounds scattered throughout the neighbourhood. The watercourse from which the neighbourhood takes its name contributes to the green image. Parking is not a problem in most streets; most homes have space for a car on their own property or in the immediate vicinity. Residents often mention the greenery and peace as positive points in their reviews.
