A quiet spot in Zijlwijk-Zuid
This terraced house on Westlanderwerf 10 sits on a quiet road in a residential area of Zijlwijk-Zuid, a neighbourhood in Leiden. Built in 1975, the home has an energy label C. With an asking price of €545,000, the price is 45% below the neighbourhood average asking price of €989,385, which puts it on the low side compared with other homes currently for sale. For context, terraced houses in Leiden are part of a wider market where prices vary widely.
The home itself
According to the agent, this is a single-family terraced house with five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is listed as 108 m² by the agent, while the BAG registration records 115 m². The plot measures 111 m² in both sources. There is a rear garden of 48 m² facing south, accessible via the back alley, plus a front garden. The property is freehold, has roof insulation, double glazing and HR glazing, and is heated by a combi boiler with partial underfloor heating.
The Zijlwijk-Zuid neighbourhood
Zijlwijk-Zuid is home to about 2,410 people, with a mix of households. Residents across the municipality of Leiden give their living environment an average score of 7.46, based on 39 reviews. One resident says: "I enjoy living here." Another notes: "Living here is fantastic. Beautiful, spacious and affordable apartment with 90m2 floor area. Indoor route to the supermarket. GP and the usual shops like Etos, Kruidvat, Bruna, Hema on the nearby square. Bus lines and main roads within 5 minutes. Also enough schools at every level. In short, 'a place to be'." A third resident mentions: "I find it a nice neighbourhood, almost ideal. But there are quite a few accidents in front of my house." These reviews reflect the wider municipality, not this specific neighbourhood. For more on the area, see the Zijlwijk-Zuid neighbourhood.
Amenities and transport
Daily errands are well covered. Lidl is just around the corner, with Dirk a couple of streets away and Albert Heijn a five-minute walk. Brede School Merenwijk is a couple of streets away, and Zijlwijkschool is also within a five-minute walk. The GP practice 't Joppe is just around the corner, and the pharmacy is a five-minute walk. Bus line 3 stops at Zwartemeerlaan on your doorstep, and Leiden Centraal station is a ten-minute walk. The hospital, Alrijne Ziekenhuis Leiden, is a bit further out. All part of the municipality of Leiden.
WOZ and address data
The WOZ value for 2025 is €503,000, based on the reference date 1 January 2025. The asking price is 8% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 53%, from €328,000 to €503,000. As for address-level risks, these are area-level indications, not an inspection of this specific home. Road traffic noise is measured at 51 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding risk is medium, as is current flood risk and flood risk in 2050. Heat stress is currently low but medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Alpina Makelaardij.
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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 Westlanderwerf 10, Leiden
How does the asking price compare with the WOZ value?
The asking price of €545,000 is 8% above the WOZ value of €503,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price also sits 45% below the neighbourhood average asking price of €989,385, though the average is skewed by much larger and more expensive homes.
What is the layout of this terraced house?
According to the agent, this is a single-family terraced house with five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is listed as 108 m² by the agent, while the BAG registration records 115 m². The plot measures 111 m². There is a rear garden of 48 m² facing south, accessible via the back alley, plus a front garden.
What is the energy label and what does it mean for costs?
The home has an energy label C. This label indicates the energy performance of the home as registered, but it does not say anything about the structural condition. With label C, you can expect moderate energy costs compared with the least efficient labels, but the actual costs depend on your usage and energy prices. The agent also mentions roof insulation, double glazing and HR glazing.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data at address level. The soil consists of clay, which is sensitive to settling. This is an area-level indication, not an inspection of this specific home. The data comes from sources like Atlas Leefomgeving and KCAF, and does not replace a structural survey.
What are the noise levels around this home?
Road traffic noise at this address is measured at 51 dB Lden, which is above the Dutch noise standard. Railway noise is 31 dB Lden and aircraft noise is 44 dB Lden, both below their respective standards. These figures are area-level indications from public data, not measurements taken at the property itself.
Which supermarkets are nearby?
Lidl is about 461 metres away, Dirk about 525 metres, and Albert Heijn about 631 metres. All three are within a short walk, making daily grocery shopping convenient. There are also more options within a few kilometres, including Hoogvliet and another Albert Heijn.
What schools are close to this home?
Brede School Merenwijk is about 461 metres away, De Dukdalf about 514 metres, and Zijlwijkschool about 533 metres, all primary schools. For secondary education, Marecollege is about 839 metres away. The nearest primary school is within a five-minute walk, and the secondary school is about a ten-minute walk.
How is the public transport connection?
Bus line 3 stops at Zwartemeerlaan, about 104 metres away, and also at Valkenhorst and Vossemeerlaan. Leiden Centraal train station is about 2.3 kilometres away, which is roughly a ten-minute walk or a short bus ride. The bus stop is on your doorstep, making it easy to get around.
What is the neighbourhood like?
Zijlwijk-Zuid has about 2,410 residents, with a mix of households. Residents across the municipality of Leiden give their living environment an average score of 7.46 out of 10, based on 39 reviews. One resident says: "I enjoy living here." Another mentions the convenience of shops and schools nearby, while a third notes that accidents happen in front of their house. These reviews reflect the wider municipality, not this specific neighbourhood.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 53%, from €328,000 to €503,000. The value increased each year, with the largest jump between 2024 and 2025. This development is based on municipal data and reflects the general price trend in the area, not a prediction for the future.
