A terraced house in Zuidhoven
Erica 5 is a terraced house in Zuidhoven, a residential area in Dordrecht. The asking price is €425,000. For context, terraced houses in Dordrecht in this neighbourhood are listed at an average of €566,500, though that figure covers all property types.
The home itself
Built in 1962, this three-storey family home has five rooms, including four bedrooms. The living area is 104 m² according to the agent, while the BAG registration lists 106 m²; the plot is 155 m² in both sources. The garden, at 80 m², faces northwest. The agent notes floor insulation and double glazing, and the home has a central heating boiler. The energy label is D.
Zuidhoven
Residents of the district Crabbehof/Zuidhoven give their area an average score of 6.01, based on five reviews. One resident says: "In itself a nice place to live with many amenities and good accessibility. But there is litter and dog poop everywhere, making it very grimy." Another describes it as "Cosy, lots to do", adding: "Nice people and a fun neighbourhood with a nice shopping centre." A third review mentions "Lots of new construction, but little supervision, people hardly interact with each other." The neighbourhood has 1,120 inhabitants, of whom 39% are 65 or older. These reviews describe the wider district, not Zuidhoven specifically. The Zuidhoven neighbourhood itself is home to 515 dwellings, 72% of which are owner-occupied.
Amenities and transport
The daily routine is well covered here. Lidl is just around the corner, with AH to go, Jumbo and PLUS all within a ten-minute walk. Primary schools Ikra and John F. Kennedyschool are on your doorstep, and secondary school Hans Petri School is a couple of streets away. The nearest GP is Huisartsenpraktijk Sparen, a ten-minute walk, while Service Apotheek Crabbehof is just around the corner. Bus line 5 stops at Dordrecht, Spirea on your doorstep, and Dordrecht Zuid train station is a couple of streets away. The municipality of Dordrecht offers further amenities within easy reach.
WOZ and address data
The WOZ value is €400,000 as of 1 January 2025, and the asking price is 6% above that value. Between 2020 and 2025, the WOZ value rose by 54%, from €260,000 to €400,000. As for address-level risks, these are area-level indications, not an inspection of this specific home. Road traffic noise is measured at 53 dB Lden, above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is elevated, given the clay soil and the 1962 construction date. Pluvial flooding risk is medium, as is current flood risk, with flood risk expected to be low by 2050.
Source
At the time of writing, the home is offered only via ETS Makelaar - ETS Taxaties.
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Features
Details of this home
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Price
Energy
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Layout
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Outdoor space
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 Erica 5, Dordrecht
How does the asking price compare to the WOZ value?
The asking price of €425,000 is 6% above the WOZ value of €400,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 54%, from €260,000 in 2020 to €400,000 in 2025.
What is the layout of this terraced house?
According to the agent, this is a three-storey family home with five rooms, including four bedrooms. The living area is listed as 104 m² by the agent, while the BAG registration states 106 m². The plot measures 155 m². There is a garden of 80 m² facing northwest.
What is the energy label and what does it mean for costs?
The energy label is D. This is not the most efficient label, so you can expect moderate energy costs compared to homes with better labels. The agent notes that the home has floor insulation and double glazing, which may help with heat retention, but the label itself reflects the overall energy performance.
What is the foundation risk for this home?
The foundation risk indication for this address is elevated, according to public data. This is an area-level indication, not an inspection of this specific home. The home was built in 1962 on clay soil, which may mean wooden piles or a shallow foundation. In this postcode area, 98% of properties were built before 1970, and 1% of properties in the neighbourhood have an elevated risk of pile rot.
What are the noise levels around this address?
Road traffic noise at this address is measured at 53 dB Lden, which is above the noise standard. Railway noise is 45 dB Lden, below the standard, and aircraft noise is 20 dB Lden, also below the standard. These figures come from public data and are area-level indications, not measurements taken at the property itself.
Which supermarkets are nearby?
Lidl is the nearest supermarket, about 488 metres away. AH to go is at 829 metres, Jumbo at 907 metres, and PLUS at 943 metres. All are within a ten-minute walk, making daily grocery shopping convenient.
What schools are close to this home?
Primary schools nearby include Ikra at 176 metres and John F. Kennedyschool at 316 metres. Evangelisch IKC Eden is at 515 metres. For secondary education, Hans Petri School is at 523 metres. All are within a short walk.
How is the public transport connection?
Bus line 5 stops at Dordrecht, Spirea, just 102 metres away. Other stops on the same line are at Dordrecht, Campanula (337 metres) and Dordrecht, Station Zuid (480 metres). Dordrecht Zuid train station is 332 metres away, so both bus and train are easily accessible.
What do residents say about living in this area?
Residents of the district Crabbehof/Zuidhoven give an average score of 6.01, based on five reviews. One resident appreciates the amenities and accessibility but mentions litter and dog poop. Another calls it "Cosy, lots to do" with a nice shopping centre. A third review notes a lack of supervision and social interaction. These reviews describe the wider district, not Zuidhoven specifically.
