A studio with a story on the Haarlemmerweg
This studio on the Haarlemmerweg sits in Groenoord, a neighbourhood in Leiden-Noord where the streets have a lived-in, everyday feel. The building dates from 1910, and the home is offered for €425,000. That asking price is keen, coming in 27% below the neighbourhood average asking price of €582,429. For context, studios in Leiden are listed at various price points, and this one sits at the lower end of the local range.
Inside the home
The agent describes this as a studio, though the layout includes 4 rooms, 2 bedrooms and 2 bathrooms on a single floor. The living area is listed at 108 m² according to the agent, while the BAG registration records 44 m². The home has HR glazing and a central heating boiler, and it is in full ownership. There is a front garden of 5 m² and a back garden of 16 m² facing east. The property is situated on the first living floor, along the water in a residential area.
Life in Groenoord
Groenoord is a compact neighbourhood with around 3,255 residents, many of whom live alone. Residents of the district give it an average score of 7.13, based on five reviews. One resident says: "I don't really have an experience but there are many nice people." Another is less positive: "Too little police control is causing the neighbourhood to deteriorate rapidly." The reviews reflect a mix of experiences, so it is worth reading them yourself. The Groenoord neighbourhood has its own character within Leiden-Noord.
Amenities and transport
Daily errands are easy from here. The Dirk supermarket is just around the corner, with an AH to go and a Jumbo a couple of streets away. For schools, Vrije School Mareland is on your doorstep, and Het Waterland secondary school is a ten-minute walk. The nearest GP is Huisartsenpraktijk Boender, and Centraal Apotheek Leiden is nearby. Bus stops at Groenoord and Energiepark are just around the corner, with lines 3, 4, 365, 366, 410 and 45, 400, 401, N40. Leiden Centraal station is a ten-minute walk. The municipality of Leiden covers all of this.
WOZ and address data
The WOZ value is €260,000 as of 1 January 2025, and the asking price is 63% above that value. Between 2020 and 2025, the WOZ value rose 26%, from €206,000 to €260,000. As for the address, the noise level from road traffic is 55 dB Lden, which is above the norm, while rail and air traffic noise stay below it. The foundation risk indication is medium, based on area-level data, and the soil is clay. Pluvial flooding risk is low, and heat stress is medium, both current and in 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including RE/MAX and REMAX Makelaarsgilde on Funda and Vastgoed Nederland.
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Features
Details of this home
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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 Haarlemmerweg 25, Leiden
How does the asking price compare to the neighbourhood average?
The asking price of €425,000 is 27% below the average asking price in Groenoord, which is €582,429. The price per square metre, based on the agent's listed area of 108 m², is €3,935, which is 44% below the neighbourhood average of €7,037 per m². This makes the asking price keen relative to other homes currently for sale in the area.
What is the layout of this studio?
According to the agent, this studio has 4 rooms, including 2 bedrooms and 2 bathrooms, all on one floor. The living area is listed as 108 m², though the BAG registration records 44 m². The home has a front garden of 5 m² and a back garden of 16 m² facing east. It is located on the first living floor and is in full ownership.
What is the WOZ value and how has it changed?
The WOZ value is €260,000, as of the reference date 1 January 2025. The asking price is 63% above this value. Over the past five years, the WOZ value has increased by 26%, from €206,000 in 2020 to €260,000 in 2025. This reflects the municipal valuation, which is not the same as the current market value.
What is the foundation risk for this home?
The foundation risk indication for this address is medium, based on area-level data. The home was built in 1910 on clay soil, which may mean wooden piles or a shallow foundation. This is an area-level indication from public data sources, not an inspection of this specific property. The risk level is given as medium, without further detail.
What amenities are within walking distance?
The Dirk supermarket is just around the corner, with an AH to go and a Jumbo a couple of streets away. Vrije School Mareland is on your doorstep, and Het Waterland secondary school is a ten-minute walk. The nearest GP is Huisartsenpraktijk Boender, and Centraal Apotheek Leiden is nearby. Leiden Centraal station is a ten-minute walk from the home.
What is the neighbourhood like according to residents?
Residents of the district give it an average score of 7.13, based on five reviews. One resident says: "I don't really have an experience but there are many nice people." Another is critical: "Too little police control is causing the neighbourhood to deteriorate rapidly." The reviews are mixed, so it is worth reading them yourself to get a fuller picture.
What is the energy label and what does it mean?
The energy label is G, which is the least efficient label. This means you can expect high energy costs for heating and electricity. The home has HR glazing and a central heating boiler, according to the agent. The label is a fact about the home's energy performance, not a comment on its structural condition.
How many sources list this home?
At the time of writing, the home is offered via multiple channels. It is listed with RE/MAX, REMAX Makelaarsgilde, and on Funda and Vastgoed Nederland. In total, there are four sources where you can find this listing. This means the home is not exclusive to a single agent.
