Ruysdaelstraat 45
Gerard Dou, Leeuwarden
AreaA 1930s terraced house in Gerard Dou
This terraced house on Ruysdaelstraat 45 sits in the Gerard Dou neighbourhood, part of the Huizum-West district in Leeuwarden. Built in 1932, it has a classic pre-war character with a modern energy label C. The asking price of €289,500 is keen, according to the precomputed comparison with the neighbourhood average. For context, this is one of the [terraced houses in Leeuwarden]( /koopwoningen/leeuwarden/tussenwoningen/ ) currently on the market.
Inside the home
The agent describes a home with five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is listed at 117 m² by the agent, while the BAG registration records 119 m²; the plot is 124 m² in both sources. There is a front and rear garden, plus a roof terrace. The property is freehold, has roof insulation, partial double glazing and floor insulation, and is heated by a combi boiler. The volume is 434 m³.
Life in Gerard Dou
Residents of the wider district give it an average score of 7.95, based on four reviews. One resident says: "Live in a city, but feels like a village, lovely." Another notes: "It's a beautiful neighbourhood, lots of greenery, yet close to the city, near the station, enough shops without having to go into the city centre." A third adds: "The neighbourhood is a nice place to live, I feel safe, but I don't leave my bike outside." The district has around 1,280 inhabitants, with a mix of ages and household types. For more on the area, see [the Gerard Dou neighbourhood]( /buurt/gerard-dou-leeuwarden/ ).
Amenities and getting around
Daily errands are easy from here. Albert Heijn and Jumbo are both just around the corner, with a Lidl a ten-minute walk away. IKC Johan Willem Friso primary school is a couple of streets away, and Chr. Gymnasium Beyers Naudé secondary school is even closer. The GP practice Arts en Zorg Leeuwarden is a ten-minute walk, and BENU Apotheek Huizumerpoort is just around the corner. Leeuwarden bus station is a five-minute walk, with numerous lines including 1, 2, 3 and 4, and the train station is also a five-minute walk. This is all within [the municipality of Leeuwarden]( /gemeente/leeuwarden/ ).
WOZ value and address data
The WOZ value for 2025 is €292,000, based on the reference date 1 January 2025. The asking price is 1% below this value. Between 2020 and 2025, the WOZ value rose by 62%, from €180,000 to €292,000. As for the address, the road traffic noise level is 50 dB Lden, which is above the norm, while rail and aircraft noise are below their norms. The foundation risk indication is elevated, based on the 1932 construction on clay soil; this is an area-level indication, not an inspection of this specific home. Pluvial flooding risk is low, as is current flood risk, though heat stress is expected to become medium by 2050.
Source
At the time of writing, the home is offered via two channels, including Makelaardij Friesland Drachten and Makelaardij Friesland | Qualis on Funda.
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 Ruysdaelstraat 45, Leeuwarden
How does the asking price compare to the WOZ value?
The asking price of €289,500 is 1% below the WOZ value of €292,000, which was set on 1 January 2025. This means the asking price is slightly under the municipal valuation. The WOZ value is the official valuation used by the municipality, not the current market value, so the comparison is a factual reference point rather than a judgement on the price.
What is the layout of this terraced house?
According to the agent, the home has five rooms in total, including four bedrooms and one bathroom, spread over three floors. The living area is listed at 117 m² by the agent, while the BAG registration records 119 m². There is a front and rear garden, plus a roof terrace. The property is freehold and has a volume of 434 m³.
What is the energy label and what does it mean for costs?
The home has energy label C. This label indicates the energy efficiency of the property, and with label C you can expect moderate energy costs compared to less efficient labels. The agent also notes that the home has roof insulation, partial double glazing and floor insulation, which are separate facts from the label itself.
What is the foundation risk for this address?
The foundation risk indication for this address is elevated, according to public risk data. This is based on the home being built in 1932 on clay soil, which may mean wooden piles or a shallow foundation. It is an area-level indication, not an inspection of this specific property. The data also notes that 3% of properties in this neighbourhood have an elevated risk of pile rot.
What are the noise levels like at this address?
The road traffic noise level at this address is 50 dB Lden, which is above the noise norm. Rail noise is 36 dB Lden and aircraft noise is 33 dB Lden, both below their respective norms. These figures come from public data at the address level and are indications, not measurements taken at the property itself.
Which supermarkets and schools are nearby?
Albert Heijn and Jumbo are both about 514 metres away, just around the corner, and a Lidl is 863 metres away, a ten-minute walk. For schools, IKC Johan Willem Friso primary school is 300 metres away, and Chr. Gymnasium Beyers Naudé secondary school is 263 metres away. There are also several other schools within easy reach.
How is the public transport connection from this home?
Leeuwarden bus station is 415 metres away, a five-minute walk, with numerous bus lines including 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 13, 20, 21, 25, 51, 60, 62, 66, 70, 71, 72, 73, 92, 93, 95, 97, 151, 197, 320, 350, 355 and 695. The train station is 410 metres away, also a five-minute walk. This makes getting around without a car straightforward.
What do residents say about the district?
Residents of the wider district give it an average score of 7.95, based on four reviews. One resident says: "Live in a city, but feels like a village, lovely." Another notes: "It's a beautiful neighbourhood, lots of greenery, yet close to the city, near the station, enough shops without having to go into the city centre." A third adds: "The neighbourhood is a nice place to live, I feel safe, but I don't leave my bike outside."
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this property rose by 62%, from €180,000 to €292,000. The value increased steadily each year, with the largest jump between 2021 and 2022, when it went from €190,000 to €249,000. This development is a factual record of the municipal valuation over time.
What is the flood risk for this address?
The pluvial flooding risk at this address is low, meaning the chance of flooding from heavy rain is limited. The current flood risk is also low, and this is expected to remain low by 2050. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications from public climate data, not assessments of this specific property.
