A pre-war terraced house in Leeuwarden
This 1913 terraced house sits in Achter de Hoven, a pre-war neighbourhood in Leeuwarden where every home was built before 1945. The asking price of €250,000 is keen compared with the neighbourhood average of €369,422, a difference of 32 percent. For context, the average asking price per square metre in the area is €4,067, while this home comes in at €2,841 per square metre. If you are looking at terraced houses in Leeuwarden, this one stands out for its price.
The home itself
According to the agent, this is a two-storey, five-room terraced house with three bedrooms and one bathroom. The living area is listed at 88 m² by the agent, while the BAG registration records 84 m². The plot is 91 m² in both sources. The home has a front garden and a back garden of 24 m² facing northwest. It is fully owned, heated by a combi boiler, and the agent notes insulation in the roof, walls, floor and double glazing. The energy label is C.
Achter de Hoven
Achter de Hoven is a small neighbourhood of about 2,385 residents, many of whom live alone. 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, where houses with a stately character sit alongside smaller workers' cottages, and you can walk straight into the city centre. Another resident, however, speaks of deterioration and division among neighbours. A third resident mentions a negative experience in the Bloemenbuurt, with concerns about safety and nuisance. These reviews reflect the wider municipality, not this neighbourhood specifically. For more on the local area, see the Achter de Hoven neighbourhood.
Amenities and transport
The daily essentials are close by. The nearest GP, Huisartsenpraktijk Iemhoff en Landmeter, is just around the corner, and the Service Apotheek Buitenhove is a couple of streets away. For groceries, Albert Heijn is a five-minute walk, with Aldi and Lidl a ten-minute walk. CSG Comenius, Mariënburg, a secondary school, is just around the corner, and IKC de Kinderkoepel, a primary school, is a five-minute walk. Bus line 7 stops at Leeuwarden, Vegelinstraat on your doorstep. Leeuwarden train station is a ten-minute walk. The municipality of Leeuwarden offers more context on the wider area, see the municipality of Leeuwarden.
WOZ and address data
The WOZ value on 1 January 2025 was €225,000, and the asking price is 11 percent above that. Between 2020 and 2025, the WOZ value rose by 68 percent, from €134,000 to €225,000. As for the address, the noise level from road traffic is 59 dB Lden, which is above the norm, while rail and air traffic noise stay below the norm. The foundation risk indication is elevated, and the soil is clay. Pluvial flooding at heavy rain is indicated as elevated, while the current flood risk is low, and heat stress is low now but medium by 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 Duinstra Melis Makelaars.
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Features
Details of this home
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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 van Asbeckstraat 11, Leeuwarden
How does the asking price compare with the neighbourhood average?
The asking price of €250,000 is 32 percent below the neighbourhood average asking price of €369,422. The price per square metre is €2,841, compared with an average of €4,067 in the area. The price verdict is keen, meaning it is on the low side relative to the local market.
What is the layout of this terraced house?
According to the agent, the home has five rooms, including three bedrooms and one bathroom, spread over two floors. The living area is listed as 88 m² by the agent, while the BAG registration records 84 m². The plot is 91 m². There is a front garden and a back garden of 24 m² facing northwest.
What is the WOZ value and how has it changed?
The WOZ value on 1 January 2025 was €225,000. The asking price is 11 percent above this value. Over the past five years, the WOZ value increased by 68 percent, from €134,000 in 2020 to €225,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the noise levels around this address?
The noise level from road traffic is 59 dB Lden, which is above the norm. Rail traffic noise is 44 dB Lden and air traffic noise is 32 dB Lden, both below the norm. These figures come from public data at the address level and are indications, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication is elevated, and the soil is clay. The home was built in 1913, and the area is a KCAF attention zone, with 100 percent of properties in this postcode area built before 1970. According to the Klimaateffectatlas, 3 percent of properties in this neighbourhood have an elevated risk of pile rot. This is an area-level indication, not an inspection of this specific home.
What supermarkets and schools are nearby?
Albert Heijn is a five-minute walk away, with Aldi and Lidl about a ten-minute walk. For schools, CSG Comenius, Mariënburg, a secondary school, is just around the corner, and IKC de Kinderkoepel, a primary school, is a five-minute walk. A GP practice is just around the corner, and a pharmacy is a couple of streets away.
What public transport options are available?
Bus line 7 stops at Leeuwarden, Vegelinstraat, on your doorstep, with additional stops at Verstolkstraat and Fruitstraat nearby. Leeuwarden train station is about a ten-minute walk away. The bus line serves the local area, and the train station connects to the wider region.
What is the energy label and what does it mean?
The energy label is C. This is a mid-range label, so energy costs are likely to be moderate. The agent notes that the home has roof, wall and floor insulation, as well as double glazing. The heating is provided by a combi boiler. The label reflects the home's energy performance, not its structural condition.
How do residents rate living in this area?
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 atmospheric with nice neighbours, while another mentions deterioration and division. These reviews reflect the wider municipality, not this specific neighbourhood.
