A home on the water in Waardeiland
This terraced house sits on the Aletta Jacobslaan in Waardeiland, a residential area in the Roodenburgerdistrict of Leiden. The setting is described as a quiet road alongside water, within a residential neighbourhood. With a price of €950,000, the asking price is on the high side compared with the average asking price in the neighbourhood. For context, [terraced houses in Leiden]( /koopwoningen/leiden/tussenwoningen/) are listed across a range of prices, and this home is at the top end of what is currently available locally.
Inside the house
Built in 1980, this five-room home spans three floors and includes four bedrooms and two bathrooms. The living area is listed as 168 m² according to the BAG registration, while the agent lists 165 m². The plot measures 153 m² per the BAG registration, whereas the agent states 248 m². The property has full ownership, and the agent notes insulation including roof insulation, double glazing, HR glazing, wall insulation and full insulation. Heating is provided by a central heating boiler and an open fireplace. Outside, there is a back garden of 38 m², a front garden of 30 m² and a side garden of 10 m², with a northeast orientation.
Life in Waardeiland
Waardeiland is a small neighbourhood with around 1,060 residents, and a third of them are aged 65 or over. Residents of the Roodenburgerdistrict, which includes this neighbourhood, give their area an average score of 7.58 out of 10, based on eight reviews. One resident says: "Nice, friendly neighbourhood where people see each other and help where they can. The authentic appearance of the houses and convenient location relative to the centre of Leiden." Another notes: "I think it is a nice neighbourhood, almost ideal. But there are quite a lot of accidents in front of my house." A third mentions that police are often around and that dog owners sometimes leave mess on the grass field where children play. These reviews reflect the wider district rather than Waardeiland specifically. For more on [the Waardeiland neighbourhood]( /buurt/waardeiland-leiden/), the local housing market shows that most homes here were built between 1970 and 1990.
Amenities and transport
Daily errands are well covered. The nearest supermarket is a SPAR just around the corner, with an Albert Heijn a couple of streets away and a Lidl a ten-minute walk. For primary education, Daltonschool De Leeuwerik is a couple of streets away, and the Kon Julianaschool is a five-minute walk. The nearest GP is Huisartsenpraktijk van Kempen in Leiderdorp, about a ten-minute walk, while the Service Apotheek Roomburgh is just around the corner. The nearest bus stop, Leiden, Meerburgerkade, is on your doorstep and serves lines 1, 2, 169, 182 and 183. Leiden Lammenschans train station is about 2.1 km away. For a broader view of [the municipality of Leiden]( /gemeente/leiden/), this home sits within a city that offers extensive amenities.
WOZ value and address data
The WOZ value for this property is €790,000, with a reference date of 1 January 2025. The asking price is 20% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 40%, from €563,000 to €790,000. Regarding address-level risks, these are area-level indications rather than an inspection of this specific home. The road traffic noise level is 50 dB Lden, which is above the noise standard, while railway and aircraft noise are below their respective standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. For climate risks, pluvial flooding and current flood risk are low, and heat stress is currently low but is indicated as medium for 2050.
Source and agent
At the time of writing, this home is offered via multiple channels, including RE/MAX and other listing platforms. The main agent is RE/MAX.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 Aletta Jacobslaan 23, Leiden
How does the asking price compare with the neighbourhood average?
The asking price of €950,000 is 31% above the average asking price of €727,750 for homes currently for sale in Waardeiland. It is also the most expensive of the 12 homes currently listed in the neighbourhood. The price per square metre, based on the agent's floor area, is €5,758, which is 19% above the neighbourhood average per square metre. These figures come from the current listings and reflect the asking prices, not necessarily the final sale prices.
What is the layout of this terraced house?
This is a three-storey terraced house with five rooms in total, including four bedrooms and two bathrooms. The living area is listed as 168 m² according to the BAG registration, while the agent states 165 m². The property has full ownership. Outside, there is a back garden of 38 m², a front garden of 30 m² and a side garden of 10 m², with a northeast orientation. The agent also notes the home is fully insulated, with roof insulation, double glazing, HR glazing and wall insulation.
What is the WOZ value and how has it changed?
The WOZ value for this property is €790,000, with a reference date of 1 January 2025. The asking price is 20% above this WOZ value. Over the past five years, the WOZ value has increased by 40%, from €563,000 in 2020 to €790,000 in 2025. The WOZ value is the municipal valuation for tax purposes and does not necessarily reflect the current market value.
What are the noise levels around this address?
According to public address-level data, the road traffic noise level is 50 dB Lden, which is above the Dutch noise standard. Railway noise is 25 dB Lden and aircraft noise is 41 dB Lden, both below their respective standards. These are area-level indications based on data from Atlas Leefomgeving, not measurements taken at the property itself. The reference years are 2022 for road and aircraft noise, and 2023 for railway noise.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to public data. The soil type is clay, which is noted as sensitive to settling. This is an area-level indication based on data from KCAF, not an inspection of this specific property. It means that, at the neighbourhood scale, the risk is considered low, but individual homes can still have specific conditions that are not captured by this general indication.
What are the climate risks for this location?
According to the Klimaateffectatlas, the risk of pluvial flooding (flooding from heavy rain) is low, and the current flood risk is also low. The flood risk for 2050 is indicated as low as well. Heat stress is currently low, but is indicated as medium for 2050. These are area-level indications based on public data, not a detailed assessment of this specific home. They give a general picture of how the location may be affected by climate-related factors.
Which supermarkets are closest to this home?
The nearest supermarket is a SPAR, about 565 metres away, which is just around the corner. An Albert Heijn is about 572 metres away, also a couple of streets from the home. A Lidl is about 932 metres away, roughly a ten-minute walk. There are also a Dirk and another Albert Heijn within about 1.2 km. In total, there are 38 supermarkets within 5 km of this address, so grocery shopping is well covered.
What public transport options are available nearby?
The nearest bus stop is Leiden, Meerburgerkade, about 232 metres away, which is on your doorstep. It serves bus lines 1, 2, 169, 182 and 183. Another stop, Leiderdorp, van der Valk Boumanweg, is about 306 metres away and serves lines 1 and 2. The nearest train station is Leiden Lammenschans, about 2.1 km away. These stops provide regular bus connections, though specific destinations and frequencies are not listed.
What schools are near this property?
Several primary schools are within walking distance. Daltonschool De Leeuwerik is about 521 metres away, a couple of streets from the home. The Kon Julianaschool is about 616 metres away, and School Kastanjelaan is about 632 metres away. For secondary education, Bonaventura College Burggravenlaan is about 845 metres away. In total, there are 81 schools within 5 km, covering both primary and secondary education.
How do residents rate the area around this home?
Residents of the Roodenburgerdistrict, which includes Waardeiland, give their area an average score of 7.58 out of 10, based on eight reviews. One resident says: "Nice, friendly neighbourhood where people see each other and help where they can. The authentic appearance of the houses and convenient location relative to the centre of Leiden." Another notes: "I think it is a nice neighbourhood, almost ideal. But there are quite a lot of accidents in front of my house." These reviews reflect the wider district, not Waardeiland specifically.
