Buorren 11
Goutum, Leeuwarden
AreaA semi-detached home on a quiet street
Buorren 11 sits in Goutum, a village that has grown into a sought-after corner of the Leeuwarden area. The street itself is calm and residential, with the feel of a place where people know each other. This semi-detached house from 1961 is listed at €325,000, which is 9% below the WOZ value and 51% below the average asking price of €660,300 for semi-detached houses in Leeuwarden. That puts the price on the sharp side for what is on offer here.
Inside the house
Step inside and you find a home with 8 rooms, 3 bedrooms and 1 bathroom spread over 2 floors. The living area is listed at 94 m² by the agent, while the BAG registration records 107 m². The plot shows a similar difference: the agent lists 418 m², the BAG registration 243 m². The house has a front, side and rear garden, with the rear garden facing northwest and accessible via the back alley. There is a detached brick garage. The property is freehold, has cavity wall and floor insulation, and is heated by a central heating boiler. The energy label is E, which means you can expect moderate energy costs.
Life in Goutum
Goutum is a village with a strong community feel, where the streets are lined with a mix of older and newer homes. Residents of the municipality of Leeuwarden give their living environment an average score of 7.32, based on 54 reviews. One resident describes it as an "atmospheric neighbourhood with nice neighbours," while another mentions "houses with a stately character interspersed with smaller workers' cottages." A third resident, however, talks about deterioration and nuisance from neighbours. The village has around 3,350 inhabitants, and most homes are owner-occupied. For a sense of what the municipality of Leeuwarden has to offer, the city centre is within easy reach.
Amenities and transport
For daily errands, the Lidl is just around the corner, with a Jumbo a couple of streets away. IKC Wiarda primary school is on your doorstep, and there are several other schools within a ten-minute walk. The nearest GP is Huisartsenpraktijk Nylân in Leeuwarden, and the Poliklinische Apotheek Leeuwarden is nearby. Bus stops are close by: Goutum, It Blauwe Slot with line 71, and Goutum, Goutum with lines 1, 5, 25 and 95. Leeuwarden train station is about 2 km away.
WOZ value and address data
The WOZ value on 1 January 2025 was €357,000, and the asking price is 9% below that. Between 2020 and 2025, the WOZ value rose by 60%, from €223,000 to €357,000. As for the address, the road traffic noise is 50 dB Lden, which is above the norm, while railway and aircraft noise are below their norms. The foundation risk indication is elevated, based on the clay soil and the fact that 78% of properties in this postcode area were built before 1970. Pluvial flooding risk is medium, and flood risk is low. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Duinstra Melis Makelaars and Funda. The listing has been active since 24 August 2026.
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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 Buorren 11, Goutum
What is the asking price for this semi-detached house in Goutum?
The asking price is €325,000. That is 9% below the WOZ value of €357,000 and 51% below the average asking price of €660,300 for semi-detached houses in the municipality. The average price per m² in the neighbourhood is €3,764, while this home is listed at €3,457 per m² based on the agent's floor area of 94 m².
How many rooms and bedrooms does this house have?
According to the agent, the house has 8 rooms, 3 bedrooms and 1 bathroom spread over 2 floors. The living area is listed at 94 m² by the agent, while the BAG registration records 107 m². The plot is 418 m² according to the agent and 243 m² according to the BAG registration. There is a detached brick garage and a garden on three sides.
What is the WOZ value of this property?
The WOZ value on 1 January 2025 was €357,000. The asking price of €325,000 is 9% below that value. Over the past five years, the WOZ value has risen by 60%, from €223,000 in 2020 to €357,000 in 2025. The WOZ value is the municipal valuation, not the current market value.
What is the foundation risk for this home?
The foundation risk indication for this address is elevated. This is based on the clay soil and the fact that the house was built in 1961, a period when wooden piles or shallow foundations were common. The KCAF indicates that 78% of properties in this postcode area were built before 1970. This is an area-level indication, not an inspection of this specific home.
What amenities are nearby?
The Lidl supermarket is about a kilometre away, with a Jumbo at 1.4 km. IKC Wiarda primary school is just 72 metres from the door, and there are several other schools within walking distance. The nearest GP is Huisartsenpraktijk Nylân in Leeuwarden, and the Poliklinische Apotheek Leeuwarden is 1.3 km away. The Frisius Medisch Centrum Leeuwarden hospital is also nearby.
How is the public transport in this area?
Bus stop Goutum, It Blauwe Slot with line 71 is 415 metres away, and Goutum, Goutum with lines 1, 5, 25 and 95 is 584 metres away. Leeuwarden train station is about 2.1 km from the house. The bus lines connect to the surrounding area, and the train station offers national connections.
What do residents say about living in Goutum?
Residents of the municipality of Leeuwarden give their living environment an average score of 7.32 out of 10, based on 54 reviews. One resident describes it as an "atmospheric neighbourhood with nice neighbours," while another mentions "houses with a stately character interspersed with smaller workers' cottages." A third resident talks about deterioration and nuisance from neighbours. These reviews cover the wider municipality, not just Goutum itself.
What is the energy label of this house?
The energy label is E. This means the home is not among the most efficient, so you can expect moderate energy costs. The house has cavity wall and floor insulation according to the agent, and is heated by a central heating boiler. In the neighbourhood, 60% of the homes for sale have a label of C or better.
How does the price compare to other homes in the neighbourhood?
The asking price of €325,000 is 51% below the average asking price of €660,300 for homes currently for sale in the neighbourhood. The median asking price is €537,000. The average price per m² in the neighbourhood is €3,764, while this home is listed at €3,457 per m². The price is also 9% below the WOZ value.
What is the noise situation at this address?
The road traffic noise at this address is 50 dB Lden, which is above the Dutch noise norm. Railway noise is 28 dB Lden and aircraft noise is 27 dB Lden, both below their respective norms. These figures come from public data on the Atlas Leefomgeving and are area-level indications, not measurements at the property itself.
