A 1919 terraced house with a surprisingly large plot
Tuinbouwstraat 17 is a terraced house from 1919, sitting in the Achter de Hoven neighbourhood of Leeuwarden. The home has an energy label A, which is an efficient label, so energy costs should be on the lower side. With a price of €225,000, the asking price is keen compared with the neighbourhood average, coming in 38% below the average asking price of €364,130. For context, the average asking price per m² in the neighbourhood is €3,851, while this home is listed at €3,082 per m². If you are looking at [terraced houses in Leeuwarden], this one stands out for its price and plot.
The home itself
According to the agent, this two-storey terraced house has three rooms, two bedrooms and one bathroom, with a volume of 262 m³. The living area is listed as 73 m² by the agent, while the BAG registration records 71 m². The plot is where things get interesting: the agent lists 70 m², but the BAG registration gives a plot of 2,256 m². The home has a front garden and a back garden of 11 m², with the back garden facing northeast and accessible via the back alley. It is fully owned, and the agent notes insulation in the roof, double glazing, wall insulation and floor insulation. Heating is provided by a combination boiler and a heat pump.
Life in Achter de Hoven
Achter de Hoven is a neighbourhood where the housing stock dates entirely from before 1945, giving it a historic character. Residents across the municipality of Leeuwarden give their living environment an average score of 7.27, based on 56 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 walk straight into the city centre." Another resident, however, shares a negative experience, mentioning nuisance from neighbours and safety concerns. A third resident notes that "a lot has changed" over the years and that "it used to be nice living here." The neighbourhood has 2,385 inhabitants, with a high share of single-person households at 62%. For more on what it is like to live here, see [the Achter de Hoven neighbourhood].
Amenities and transport
Daily errands are easy from this address. Albert Heijn is on your doorstep, with Aldi just around the corner and AH XL a couple of streets away. For primary education, IKC de Kinderkoepel is a ten-minute walk, while secondary schools like CSG Comenius, Mariënburg and Aeres VMBO Leeuwarden are within walking distance. The GP practice Huisartsenpraktijk Kolthoff and Service Apotheek Buitenhove are both just around the corner. Bus line 7 stops at Leeuwarden, Fruitstraat, 125 metres away, and the nearest train station is Leeuwarden, about a ten-minute walk. The wider area falls under [the municipality of Leeuwarden], which offers further amenities and connections.
WOZ value and address data
The WOZ value of the home is €185,000, with a reference date of 1 January 2025. The asking price is 22% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 54%, from €120,000 to €185,000. As for the address, there are some area-level indications to note. The noise level from road traffic is 51 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is elevated, with notes mentioning the 1919 construction on clay soil and that 100% of properties in this postcode area were built before 1970. The climate indications show a medium risk of pluvial flooding during heavy rain, a low current flood risk, and a low heat stress risk that rises to medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Tadema Makelaars and Tadema Makelaars on Funda.
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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 Tuinbouwstraat 17, Leeuwarden
How does the asking price compare to the neighbourhood average?
The asking price of €225,000 is 38% below the average asking price in the neighbourhood, which is €364,130. The price per square metre is €3,082, compared with the neighbourhood average of €3,851 per m². This makes the price keen relative to the local market, according to the precomputed comparison. The price is also 22% above the WOZ value of €185,000, which is the municipal valuation as of 1 January 2025.
What is the layout of this terraced house?
According to the agent, the home has three rooms, two bedrooms and one bathroom, spread over two floors. The living area is listed as 73 m² by the agent, while the BAG registration records 71 m². The plot size differs between sources: the agent lists 70 m², but the BAG registration gives 2,256 m². The home has a front garden and a back garden of 11 m², with the back garden facing northeast and accessible via the back alley.
What is the WOZ value of this home?
The WOZ value is €185,000, with a reference date of 1 January 2025. This is the municipal valuation, not the current market value. The asking price of €225,000 is 22% above this WOZ value. Over the past five years, the WOZ value has increased by 54%, from €120,000 in 2020 to €185,000 in 2025. This development is based on the official WOZ records.
What are the noise levels around this address?
The area-level noise data shows that road traffic noise is 51 dB Lden, which is above the noise standard. Railway noise is 38 dB Lden and aircraft noise is 31 dB Lden, both below their respective standards. These figures come from public data on the Atlas Leefomgeving and are indications at the area level, not measurements taken at this specific property. The reference years are 2022 for road and aircraft noise, and 2023 for railway noise.
What is the foundation risk for this home?
The foundation risk indication for this address is elevated. This is based on area-level data from the KCAF and the Klimaateffectatlas. The notes mention that the home was built in 1919 on clay soil, which could mean wooden piles or a shallow foundation. In this postcode area, 100% of properties were built before 1970, and 3% of properties in the neighbourhood have an elevated risk of pile rot. This is an indication, not an inspection of this specific home.
What supermarkets are nearby?
Albert Heijn is the closest supermarket, at 180 metres, so it is on your doorstep. Aldi is 608 metres away, and AH XL is 707 metres away. Jumbo and Lidl are also within a reasonable distance, at 863 and 878 metres respectively. These distances are measured from the property, making daily grocery shopping convenient without needing a car.
Which schools are close to this address?
The nearest primary school is IKC de Kinderkoepel, at 504 metres, which is about a ten-minute walk. For secondary education, CSG Comenius, Mariënburg is 641 metres away, and Aeres VMBO Leeuwarden is 686 metres away. There is also a special secondary school, Fier Fryslan, at 868 metres. These are the closest options within the area, according to the data.
How is the public transport connection from this home?
The nearest bus stop is Leeuwarden, Fruitstraat, at 125 metres, served by bus line 7. There are also stops at Leeuwarden, Spoorstraat (164 metres) and Leeuwarden, Appelstraat (230 metres), both on the same line. The nearest train station is Leeuwarden, at 1,512 metres, which is about a ten-minute walk. This gives you access to both local bus and national rail connections.
What is the neighbourhood like in terms of residents?
The neighbourhood of Achter de Hoven has 2,385 inhabitants. A large share of households are single-person households, at 62%, while 19% of households have children and 20% are households without children. The average household size is 1.6. In terms of age, 34% of residents are between 25 and 45, and 16% are 65 or older. These figures come from CBS data and give an idea of the demographic mix.
Is there a risk of flooding in this area?
The climate risk data for this address indicates a medium risk of pluvial flooding, which means flooding from heavy rainfall. The current flood risk from rivers or the sea is low, and it 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 the Klimaateffectatlas, not specific to this property.
