A classic semi-detached home on the edge of the Potmargezone
Achter de Hoven 125 is a semi-detached house from 1920, sitting in the Achter de Hoven neighbourhood of Leeuwarden. The home is part of a district where the streets have a stately character, and the city centre is within walking distance. With an asking price of €275,000, the price is keen compared with the neighbourhood average asking price of €364,130. For context, the average asking price for semi-detached houses in Leeuwarden is higher than this asking price.
The home itself
The agent describes this as a single-family, semi-detached home with six rooms, four bedrooms and one bathroom spread over two floors. The living area is 142 m² according to the agent, while the BAG registration lists 143 m². The plot is listed as 192 m² by the agent, but the BAG registration gives 43 m². The home has a front garden and a back garden of 46 m², with the back garden facing northeast and accessible via the back alley. It is freehold, has double glazing and a central heating boiler. The energy label is F, which is the least efficient label, so expect higher energy costs.
Achter de Hoven, a neighbourhood with history
Achter de Hoven is a neighbourhood where you can feel the history, as one resident of the municipality of Leeuwarden puts it. Across the municipality, residents give an average score of 7.27 based on 56 reviews. One resident describes the area as an atmospheric neighbourhood with nice neighbours, houses with a stately character interspersed with smaller workers' cottages, and the city centre within walking distance. Another resident, however, shares a negative experience from the Bloemenbuurt, mentioning nuisance from neighbours and concerns about safety. A third resident notes that things have changed over the years and that it used to be nicer. These reviews reflect the wider municipality, not this specific neighbourhood. The neighbourhood has 2,385 inhabitants, and 62% of households are single-person households. For more on the area, see the Achter de Hoven neighbourhood.
Amenities and transport
For daily errands, there are several supermarkets within a short distance. Albert Heijn is just around the corner, and SPAR and Aldi are a couple of streets away. For secondary education, CSG Comenius at Mariënburg is on your doorstep, and Aeres VMBO Leeuwarden is a five-minute walk. Primary schools are a bit further, with IKC de Kinderkoepel a ten-minute walk away. The nearest GP is Huisartsenpraktijk Iemhoff en Landmeter, just around the corner, and the Service Apotheek Buitenhove is a five-minute walk. Bus line 7 stops at Leeuwarden, Vegelinstraat, on your doorstep. Leeuwarden train station is a ten-minute walk. The municipality of Leeuwarden offers all this and more, as you can see on the page for the municipality of Leeuwarden.
WOZ and address data
The WOZ value is not stated in the available data, so no comparison with the asking price or historical development can be made. Regarding address risks, the noise level from road traffic is 59 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 38 dB Lden and aircraft noise is 32 dB Lden, both below the standard. The foundation risk indication is elevated, based on the home being built in 1920 on clay soil, with a possible wooden pile or shallow foundation. In this postcode area, 81% of properties were built before 1970, and 3% of properties in the area have an elevated risk of pile rot. These are area-level indications, not an inspection of this specific home. The pluvial flooding risk is low, as is the current flood risk, and the flood risk in 2050 is also low. Heat stress is currently low but is expected to be medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Duinstra Melis Makelaars and Funda.
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Frequently asked questions
About Achter de Hoven 125, Leeuwarden
How does the asking price compare with other homes in the neighbourhood?
The asking price of €275,000 is 24% below the neighbourhood average asking price of €364,130. The price per square metre is €1,937, based on the agent's living area of 142 m². This is a keen price compared with the neighbourhood average, but the energy label F and the age of the home are factors to consider.
What is the layout of this semi-detached house?
According to the agent, the home has six rooms, four bedrooms and one bathroom spread over two floors. The living area is 142 m², while the BAG registration lists 143 m². The plot is 192 m² according to the agent, but the BAG registration gives 43 m². There is a front garden and a back garden of 46 m², with the back garden facing northeast and accessible via the back alley.
What is the energy label and what does it mean for costs?
The energy label is F, which is the least efficient label. This means you can expect higher energy costs compared with more efficient homes. The home has double glazing and a central heating boiler, according to the agent. The energy label is a fact about the home's energy performance, not a judgement on its condition.
What is the foundation risk for this home?
The foundation risk indication for this address is elevated, based on area-level data. The home was built in 1920 on clay soil, which may mean wooden piles or a shallow foundation. In this postcode area, 81% of properties were built before 1970, and 3% of properties have an elevated risk of pile rot. These are indications for the area, not an inspection of this specific home.
What are the noise levels around this address?
The noise level from road traffic is 59 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 38 dB Lden and aircraft noise is 32 dB Lden, both below the standard. These are area-level indications from public data, not measurements at the property itself.
What supermarkets are nearby?
Albert Heijn is about 600 metres away, and another Albert Heijn is at 658 metres. SPAR is at 815 metres, Aldi at 852 metres, and Ekoplaza at 875 metres. All are within a short walk or bike ride, making daily groceries convenient.
Which schools are close to this home?
For secondary education, CSG Comenius at Mariënburg is just 69 metres away, and Aeres VMBO Leeuwarden is at 300 metres. For primary education, IKC de Kinderkoepel is at 551 metres and IKC Johan Willem Friso is at 835 metres. There are also 54 schools within 5 km, so there is a wide choice.
How is the public transport connection?
Bus line 7 stops at Leeuwarden, Vegelinstraat, which is 174 metres away. There are also stops at Maria Louisastraat (324 metres) and Verstolkstraat (374 metres), all served by line 7. Leeuwarden train station is 929 metres away, about a ten-minute walk.
What do residents say about living in this area?
Residents of the municipality of Leeuwarden give an average score of 7.27, based on 56 reviews. One resident describes the area as atmospheric with nice neighbours and a stately character, while another mentions negative experiences with nuisance and safety concerns. These reviews reflect the wider municipality, not this specific neighbourhood.
Why are there no property details in this listing?
The listing does not state the WOZ value. As a result, no comparison with the asking price or historical development can be made.
