Aletta Jacobslaan 48
Waardeiland, Leiden
AreaA waterside home in Waardeiland
This terraced house sits on Aletta Jacobslaan 48 in Waardeiland, a neighbourhood in Leiden where the water is literally on your doorstep. The home was built in 1980 and carries an efficient energy label A. With a price of €859,000, the asking price is judged to be in line with the market compared to other terraced houses in Leiden.
Inside the house
The agent describes a six-room home with five bedrooms and one bathroom spread over four floors. The living area is listed at 159 m² by the agent, while the BAG registration records 184 m². There is a front garden of 16 m² and a back garden of 24 m² facing northeast, plus an integral garage. According to the agent, the home has wall insulation and double glazing, and is heated with a central heating boiler, partial underfloor heating and a gas fireplace. The setting is described as being on the water, along a quiet road, with a free view and on navigable water.
Life in Waardeiland
Waardeiland is a small neighbourhood with around 1,060 residents, and the homes here are almost all owner-occupied. Residents of the wider Roodenburgerdistrict give their living environment an average score of 7.59, based on seven 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: "It's close to EVERYTHING - which is super nice, especially the station! The centre is also nice and close. The people are friendly and not loud. There's a lot of greenery and a park nearby. It's great!" A third resident mentions that police are often around and that dog owners sometimes leave mess on the grass field where children play. The reviews describe the Waardeiland neighbourhood as a friendly place, though the sample is small.
Amenities and getting around
For daily errands, Albert Heijn is just around the corner and SPAR is a couple of streets away, with Lidl a ten-minute walk. Daltonschool De Leeuwerik is a five-minute walk for primary education, and Bonaventura College Burggravenlaan is also within walking distance for secondary school. The GP practice van Kempen is a ten-minute walk away, and Service Apotheek Roomburgh is just around the corner. Bus stop Meerburgerkade is on your doorstep with lines 1, 2, 169, 182 and 183, and Leiden Lammenschans station is a ten-minute walk. The wider municipality of Leiden offers further options.
WOZ value and address data
The WOZ value for this home is €863,000 as of 1 January 2025, and the asking price is virtually equal to that value. Between 2020 and 2025, the WOZ value rose by 68%, from €513,000 to €863,000. At the address level, the road traffic noise is measured at 52 dB Lden, which is above the noise standard, while rail and air traffic noise stay below their standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding at heavy rain is indicated as elevated, the current flood risk is medium, and heat stress is low now but medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered only via Makelaarsgilde REMAX.
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 48, Leiden
How does the asking price compare to the WOZ value?
The asking price of €859,000 is virtually equal to the WOZ value of €863,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The comparison is precomputed and shows the two figures are nearly identical, so there is no significant gap between them.
What is the layout of this terraced house?
According to the agent, the home has six rooms, five bedrooms and one bathroom spread over four floors. The living area is listed as 159 m² by the agent, while the BAG registration records 184 m². There is a front garden of 16 m² and a back garden of 24 m² facing northeast, plus an integral garage. The agent also mentions wall insulation, double glazing, a central heating boiler, partial underfloor heating and a gas fireplace.
What is the energy label and what does it mean?
The home has energy label A, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The agent also states that the home has wall insulation and double glazing. The energy label is a standardised measure, and the insulation features are described separately by the agent.
What do residents say about living in this area?
Residents of the wider Roodenburgerdistrict give their living environment an average score of 7.59, based on seven reviews. One resident describes it as a "nice, friendly neighbourhood where people see each other and help where they can," with convenient access to the centre of Leiden. Another appreciates the proximity to everything, including the station, and mentions the greenery and nearby park. A third notes that police are often around and that dog owners sometimes leave mess on the grass field.
What are the nearest supermarkets and schools?
Albert Heijn is about 555 metres away, SPAR about 582 metres, and Lidl about 930 metres. For primary education, Daltonschool De Leeuwerik is about 505 metres away and Kon Julianaschool about 611 metres. Bonaventura College Burggravenlaan, a secondary school, is about 860 metres away. These distances mean the daily essentials are within a short walk.
How is the public transport in this location?
The nearest bus stop is Leiden, Meerburgerkade, about 250 metres away, served by lines 1, 2, 169, 182 and 183. There is also a stop at Leiderdorp, van der Valk Boumanweg about 298 metres away with lines 1 and 2. The nearest train station is Leiden Lammenschans, about 2.1 kilometres away. The bus stop is on your doorstep, making it easy to get around without a car.
What are the risk indications for this address?
At the address level, road traffic noise is measured at 52 dB Lden, which is above the noise standard. Rail and air traffic noise stay below their standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding at heavy rain is indicated as elevated, the current flood risk is medium, and heat stress is low now but medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 68%, from €513,000 to €863,000. The reference date for the current value is 1 January 2025. This development is precomputed from the municipal valuations and shows a substantial increase over the period, though the WOZ value itself is not the same as the market value.
