A terraced house with character in Vossepark
Tramstraat 4 is a terraced house from 1910, tucked away on a quiet road in the Vossepark neighbourhood of Leeuwarden. The home has a front and back garden, with the back garden facing north. With an asking price of €285,000, the price is 19% below the average asking price of €351,643 for homes in this neighbourhood, which puts it on the sharp side compared to the local market. For context, terraced houses in Leeuwarden typically sell in a range that makes this listing stand out.
Inside the home
According to the agent, the home has four rooms, including three bedrooms and one bathroom, spread over two floors. The living area is listed at 94 m² by the agent, while the BAG registration records 104 m². The plot measures 84 m² in both registrations. The home is largely double-glazed and has a central heating boiler. It is offered in full ownership, so there is no leasehold to consider.
Life in Vossepark
Residents across the municipality of Leeuwarden give their living environment an average score of 7.32, based on 54 reviews. One resident describes the area as an "atmospheric neighbourhood with nice neighbours," adding that "houses with a stately character are interspersed with smaller workers' cottages" and that "you can feel the history." Another resident, however, shares a negative experience, mentioning nuisance from neighbours and safety concerns. The neighbourhood itself has around 3,725 inhabitants, and about 76% of the homes are single-family houses. The Vossepark neighbourhood is one of the older parts of the city, with half of its homes built before 1945.
Amenities and transport
The daily essentials are close by. A primary school is just around the corner, and the nearest GP practice is a ten-minute walk away. The pharmacy is even closer, just around the corner. For groceries, there are several supermarkets within walking distance, including an Albert Heijn and a Jumbo. Public transport is well within reach: a bus stop on Harlingersingel is on your doorstep, with lines 60, 66 and 71. Leeuwarden train station is a ten-minute walk from the home. The municipality of Leeuwarden offers a range of amenities within easy reach.
WOZ value and address data
The WOZ value of the home is €250,000, based on the reference date of 1 January 2025. The asking price is 14% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 52%, from €164,000 to €250,000. As for the address, the noise level from road traffic is 64 dB Lden, which is above the noise standard, while railway and aircraft noise remain below their standards. The foundation risk indication for this area is elevated, and the pluvial flooding risk is medium. These are area-level indications based on public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via two channels, both through De Vos Makelaardij B.V.
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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 Tramstraat 4, Leeuwarden
How does the asking price compare to the WOZ value?
The asking price of €285,000 is 14% above the WOZ value of €250,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The difference between the asking price and the WOZ value is a fact you can weigh yourself when considering the listing.
What is the layout of this terraced house?
According to the agent, the home has four rooms, including three bedrooms and one bathroom, spread over two floors. The living area is listed at 94 m² by the agent, while the BAG registration records 104 m². The plot measures 84 m². The home has a front and back garden, with the back garden facing north.
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 home, and with label C you can expect moderate energy costs. The home is largely double-glazed and has a central heating boiler, according to the agent. The energy label itself does not say anything about the structural condition of the home.
What is the foundation risk for this address?
The foundation risk indication for this area is elevated. This is based on public data at the area level, not an inspection of this specific home. The home was built in 1910 on clay soil, and in this postcode area 90% of the buildings were constructed before 1970. According to the Klimaateffectatlas, 2% of the homes in this neighbourhood have an elevated risk of pile rot.
What are the noise levels around this home?
The noise level from road traffic at this address is 64 dB Lden, which is above the noise standard. Railway noise is 29 dB Lden and aircraft noise is 37 dB Lden, both below their respective standards. These figures come from public data at the address level and are indications, not measurements taken at the home itself.
What amenities are within walking distance?
A primary school is just around the corner, and the nearest GP practice is a ten-minute walk away. The pharmacy is even closer. For groceries, there are several supermarkets within walking distance, including an Albert Heijn and a Jumbo. A bus stop on Harlingersingel is on your doorstep, with lines 60, 66 and 71, and Leeuwarden train station is a ten-minute walk away.
How does the price compare to other homes in the neighbourhood?
The asking price of €285,000 is 19% below the average asking price of €351,643 for homes in this neighbourhood. The median asking price in the neighbourhood is €290,000, so this listing is also below that figure. The average asking price per m² in the neighbourhood is €2,988, while this home is listed at €3,032 per m² based on the agent's floor area.
What do residents say about living in this area?
Residents across the municipality of Leeuwarden give their living environment an average score of 7.32, based on 54 reviews. One resident describes the area as an "atmospheric neighbourhood with nice neighbours," while another mentions nuisance from neighbours and safety concerns. These reviews describe the wider municipality, not specifically the Vossepark neighbourhood.
What is the flood risk for this property?
The current flood risk for this area is low, and it is expected to remain low in 2050. The pluvial flooding risk, which relates to flooding from heavy rainfall, is medium. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications based on climate data, not an assessment of this specific home.
