Cobetstraat 12
Rijndijkbuurt, Leiden
AreaA grand terraced house on a quiet street
On Cobetstraat, a quiet road in the Rijndijkbuurt, stands this substantial terraced house from 1933. With its sheltered position and a living area of 168 m², it is a striking presence in the neighbourhood. The asking price of €1,100,000 is in line with the market, according to the precomputed comparison with the neighbourhood average. For context, the average asking price for terraced houses in Leiden sits at a different level entirely.
Inside the home
The agent describes a home with five rooms, including four bedrooms and one bathroom, spread over three floors. The volume is 594 m³. Both a front garden and a rear garden of 136 m² are present, the latter facing southeast and accessible via the back alley. The property is fully owned. According to the agent, the home is fully insulated, with roof, wall and floor insulation and double glazing. Heating is provided by a combination of a central heating boiler, partial underfloor heating and a heat pump. The energy label is A, which is an efficient label.
The Rijndijkbuurt
Residents of the wider district 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 adds: "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 notes: "Police often around. On the grass field where children play, dogs are often walked and the owners leave the dog poop lying around." The neighbourhood counts around 2,370 inhabitants, with a mix of ages and household types. These reviews describe the district, not the Rijndijkbuurt specifically. For more on the area, see the Rijndijkbuurt neighbourhood.
Daily life and getting around
Groceries are close at hand: Dekamarkt is just around the corner, SPAR a couple of streets away, and Hoogvliet a ten-minute walk. For secondary education, Stedelijk Gymnasium Leiden (locatie Athena) is on your doorstep, and Bonaventura Agora Leiden is just around the corner. The nearest GP, Huisartsen De Laat de Kanterstraat, is a couple of streets away, and Service Apotheek Roomburgh is a five-minute walk. Bus stop Leiden, Burggravenlaan is just around the corner, served by lines 1, 2, 169, 182, 183 and 187. Leiden Lammenschans train station is a ten-minute walk. The wider municipality of Leiden offers further amenities.
WOZ value and address data
The WOZ value is €982,000, with a reference date of 1 January 2025. The asking price is 12% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 25%, from €786,000 to €982,000. As for the address, the noise load from road traffic is 47 dB Lden, from rail traffic 30 dB Lden, and from air traffic 41 dB Lden, all below the relevant standards. The foundation risk indication is medium, based on the home being built in 1933 on clay soil, with the area flagged as a KCAF attention zone. Pluvial flooding at heavy rain is indicated as medium, while flood risk is low both now and in 2050. Heat stress is medium now and in 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 via multiple channels, including Fides makelaars - ERA én NVM.
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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 Cobetstraat 12, Leiden
What does the asking price of €1,100,000 mean for this home?
The asking price is €1,100,000. According to the precomputed comparison, this is in line with the market when compared to the neighbourhood average asking price. The price per square metre, based on the agent's listed living area of 168 m², is €6,548. The average asking price in the Rijndijkbuurt is €495,821, which is considerably lower, but this home is also significantly larger than the neighbourhood average of 74 m².
How many bedrooms and bathrooms does this house have?
According to the agent, the home has five rooms in total, including four bedrooms and one bathroom, spread over three floors. The total volume is 594 m³. The living area is listed as 168 m² by the agent, while the BAG registration records 154 m². The plot measures 284 m² according to both sources.
What is the WOZ value of this property?
The WOZ value is €982,000, with a reference date of 1 January 2025. The asking price of €1,100,000 is 12% above this WOZ value. Over the past five years, the WOZ value has increased by 25%, from €786,000 in 2020 to €982,000 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 medium. This is based on the home being built in 1933 on clay soil, which may mean wooden piles or a shallow foundation. The area is also flagged as a KCAF attention zone, with 100% of properties in this postcode area built before 1970. This is an area-level indication from public data, not an inspection of this specific home.
Which supermarkets are closest to Cobetstraat 12?
Dekamarkt is the nearest supermarket, just around the corner at about 483 metres. SPAR is a couple of streets away at roughly 659 metres, and Hoogvliet is about 816 metres away, a ten-minute walk. Albert Heijn is at approximately 914 metres, and Ekoplaza at about 1,071 metres. In total, there are 41 supermarkets within five kilometres.
What schools are near this home?
Stedelijk Gymnasium Leiden (locatie Athena) is on your doorstep at about 90 metres, and Bonaventura Agora Leiden is just around the corner at roughly 152 metres. Bonaventura College Burggravenlaan is about 201 metres away. For primary education, Basisschool St. Joseph is at approximately 430 metres, and International School Leiden at about 537 metres.
How is the public transport in this area?
The nearest bus stop is Leiden, Burggravenlaan, just around the corner at about 185 metres, served by lines 1, 2, 169, 182, 183 and 187. Leiden, Plantage is at roughly 319 metres with lines 169, 182, 183 and 187, and Leiden, Moddermanstraat at about 369 metres with lines 1 and 2. Leiden Lammenschans train station is approximately 1,165 metres away, a ten-minute walk.
What do residents say about living in this area?
Residents of the wider district 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." Another appreciates that "It's close to EVERYTHING - which is super nice, especially the station!" A third notes that "Police often around" and mentions dog waste on the grass field. These reviews describe the district, not the Rijndijkbuurt specifically.
What is the energy label of this house?
The energy label is A, which is an efficient label. According to the agent, the home is fully insulated, with roof insulation, double glazing, wall insulation and floor insulation. Heating is provided by a central heating boiler, partial underfloor heating and a heat pump. The home was built in 1933.
Is there a garden with this property?
Yes, according to the agent the home has both a front garden and a rear garden. The rear garden measures 136 m² and faces southeast, and it is accessible via the back alley. The plot size is 284 m² according to both the agent and the BAG registration.
