De Welle 35
Zuiderburen, Leeuwarden
AreaA calm spot in Zuiderburen
De Welle 35 is a semi-detached house in Zuiderburen, a residential area on the edge of Leeuwarden. The home was built in 2004 and has an energy label B. With an asking price of €489,500, it sits 16% below the average asking price of €579,900 for homes in this neighbourhood, which puts it on the low side compared with the local market. For context, the average price per m² in Zuiderburen is €3,677, while this home is listed at €3,680 per m². If you are looking at [semi-detached houses in Leeuwarden], this one is priced below the neighbourhood average.
Inside the home
According to the agent, the house has five rooms, including four bedrooms, spread over one floor. The living area is listed as 133 m² by the agent, while the BAG registration records 144 m². The plot measures 275 m² according to both the agent and the BAG registration. The home is in full ownership, so there is no leasehold to consider. It is described as being in a residential area, and the volume of the property is 508 m³.
Zuiderburen and its residents
Zuiderburen is a relatively new neighbourhood, with 96% of homes built between 1990 and 2010. It is home to around 5,475 people, and most households have children. Residents across the municipality of Leeuwarden give their living environment an average score of 7.32, based on 54 reviews. One resident describes a "cosy neighbourhood" with "nice neighbours" and "houses with a stately character", while another mentions "deterioration" and changes over the years. A third resident, writing about the Bloemenbuurt, is very negative about their experience there. These reviews reflect the wider municipality rather than Zuiderburen specifically. For more on [the Zuiderburen neighbourhood], the local housing market shows 25 homes currently for sale, with an average price of €579,900.
Daily life and getting around
Groceries are close by, with Poiesz just around the corner and Jumbo a couple of streets away. For primary education, Klaverblad HB is a ten-minute walk, and IKC Wynwizer is similarly close. The nearest GP is Huisartsenpraktijk Aldlân, and BENU Apotheek Aldlân is. Bus line 7 stops at Leeuwarden, De Boorne, just around the corner. The nearest train station is Leeuwarden Camminghaburen, about 2.2 km away. The hospital, Frisius Medisch Centrum Leeuwarden, is. For a broader view of the area, [the municipality of Leeuwarden] offers a range of amenities within easy reach.
WOZ value and address data
The WOZ value for this home is €446,000, based on the reference date of 1 January 2025. The asking price is 10% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 71%, from €261,000 to €446,000. As for the address, the noise levels from road, rail and air traffic are all below the relevant standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. This is an area-level indication, not an inspection of this specific home. Pluvial flooding risk is low, as is the current flood risk, while heat stress is expected to be medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including House Rent Leeuwarden, which lists it on its own site as well as on Pararius and 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 De Welle 35, Leeuwarden
How does the asking price compare to the WOZ value?
The asking price of €489,500 is 10% above the WOZ value of €446,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The asking price also sits 16% below the average asking price of €579,900 for homes in Zuiderburen.
What is the layout of this semi-detached house?
According to the agent, the home has five rooms, including four bedrooms, all on one floor. The living area is listed as 133 m² by the agent, while the BAG registration records 144 m². The plot measures 275 m². The property is in full ownership, so there is no leasehold.
What is the energy label and what does it mean for costs?
The home has an energy label B. This is an efficient label, which means energy costs are likely to be relatively moderate compared with less efficient labels. The home was built in 2004, and the agent does not mention any specific insulation features in the listing.
What are the noise levels around this address?
The noise levels from road traffic are 47 dB Lden, from rail traffic 25 dB Lden, and from air traffic 26 dB Lden, all based on recent measurement years. None of these exceed the relevant noise standards. These are area-level indications from public data, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low. The soil type is clay, which is noted as sensitive to settling. This is an area-level indication based on public data, not an inspection of this specific property. The current flood risk and pluvial flooding risk are both low.
Which supermarkets are closest to De Welle 35?
Poiesz is the nearest supermarket at 549 metres, followed by Jumbo at 664 metres. An AH XL is at 1,152 metres, and Aldi at 1,221 metres. There are 31 supermarkets within 5 km of the address, so daily groceries are well covered.
What schools are near this home?
Klaverblad HB is a primary school at 716 metres, and IKC Wynwizer is at 721 metres. IKC Willem Alexander is at 767 metres, and IKC Maxima at 883 metres. There are 55 schools within 5 km, including secondary and special education options.
How is public transport in this area?
Bus line 7 stops at Leeuwarden, De Boorne, which is 248 metres away. Two other stops on the same line, Leeuwarden, De Wetering and Leeuwarden, Het Zool, are at 381 and 429 metres respectively. The nearest train station is Leeuwarden Camminghaburen at 2,171 metres.
What do residents say about living in this area?
Residents across the municipality of Leeuwarden give their living environment an average score of 7.32, based on 54 reviews. One resident describes a "cosy neighbourhood" with "nice neighbours", while another mentions "deterioration" over the years. A third resident, writing about the Bloemenbuurt, reports a very negative experience. These reviews reflect the wider municipality, not Zuiderburen specifically.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value increased by 71%, from €261,000 to €446,000. The value rose steadily each year, with the largest jump between 2024 and 2025, from €376,000 to €446,000. The current WOZ value is based on the reference date of 1 January 2025.
