Price drops in and around Leiden

More homes in and around Leiden whose asking price was recently cut.

Property report01/08
No surprises after the keys.
01
What are you buying?

The listing read like a buyer’s agent: strengths, question marks, clauses.

02
Is the price realistic?

Our own valuation with a range beside the asking price. And: overbid or not?

03
What is living here like?

Scores for family, quiet, greenery and getting around, per address.

04
What shape is it in?

What the condition means for costs and your bid, your impression weighed in.

05
What is round the corner?

How good the schools are, and shops and transit in actual metres.

06
What could go wrong?

From the foundation to building plans: the risks around the home, lined up.

07
Much competition?

Comparable sales, time on market and your room to negotiate.

08
Buy it or not?

A verdict on the purchase, and what to check and ask before you bid.

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Broekwegkade 217, Zoetermeer-3.9%
€ 595.000€ 619.000
Broekwegkade 217
C
160 m²
Zoetermeertoday
Berlageplan 145, Zoetermeer-1.7%
€ 585.000€ 595.000
Berlageplan 145
A
139 m²
Zoetermeertoday
Koningin Wilhelminastraat 21 A, Katwijk (ZH)-15.1%
€ 412.000€ 485.000
Koningin Wilhelminastraat 21 A
C
96 m²
Katwijk (ZH)today100% says: fair
Rouboslaan 66, Voorschoten-2.4%
€ 815.000€ 835.000
Rouboslaan 66
A
147 m²
Voorschotentoday
Laan van Sevenstar 10, Voorburg-3.2%
€ 750.000€ 775.000
Laan van Sevenstar 10
D
184 m²
Voorburgtoday
Garenmarkt 46, Leiden-7.7%
€ 549.000€ 595.000
Garenmarkt 46
A
83 m²
Leidentoday
Ambachtsgeest 26, Noordwijk (ZH)-3.8%
€ 1.150.000€ 1.195.000
Ambachtsgeest 26
A
184 m²
Noordwijk (ZH)today
Berkheistraat 21, Wassenaar-7.4%
€ 1.695.000€ 1.830.000
Berkheistraat 21
C
190 m²
Wassenaartoday
Kwaakhaven 11, Oegstgeest-2.5%
€ 795.000€ 815.000
Kwaakhaven 11
A
153 m²
Oegstgeestyesterday
Faradaypad 26, Leiden-1.8%
€ 550.000€ 560.000
Faradaypad 26
A
93 m²
Leidenyesterday
Westeinde 83 h, Roelofarendsveen-1.3%
€ 395.000€ 400.000
Westeinde 83 h
C
68 m²
Roelofarendsveenyesterday
Delftse Jaagpad 7, Leiden-2.3%
€ 1.147.500€ 1.175.000
Delftse Jaagpad 7
A
271 m²
Leidenyesterday
Turfeiker 42, Woubrugge-5.5%
€ 850.000€ 899.000
Turfeiker 42
A
148 m²
Woubrugge2 days ago
Vollersgracht 20 A, Leiden-2.3%
€ 425.000€ 435.000
Vollersgracht 20 A
A
61 m²
Leiden2 days ago
Leliestraat 18, Katwijk (ZH)-8.5%
€ 595.000€ 650.000
Leliestraat 18
B
134 m²
Katwijk (ZH)3 days ago
Lindenplein 6 C, Noordwijk (ZH)-6.5%
€ 635.000€ 679.000
Lindenplein 6 C
A
99 m²
Noordwijk (ZH)3 days ago
Stadzicht 45
Photo 2 of Stadzicht 45Photo 3 of Stadzicht 45Photo 4 of Stadzicht 45Photo 5 of Stadzicht 45
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For salePrice reduced -6.6%

Stadzicht 45

Leiden · 2317RP

Apartment at Stadzicht 45 in Leiden (Merenwijk-Centrum neighbourhood). The home was built in 1979 and has 75 m² of living space, 2 bedrooms and energy label C. The nearest railway station is Leiden Centraal (2.1 km). The nearest primary school is Brede School Merenwijk (278 m).

75 m²2 beds1979Label CApartment
Asking price€ 355,000
Was€ 380,000
Realistic price (indication)Only visible with Huisverklikker Pro
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Price & status history

  1. Relisted
    12 days ago
    € 355,000
    −€ 25,000
  2. Listed for sale
    27 May 2026
    € 380,000

Property details

Living area75 m²
Construction year1979
Property typeApartment
Bedrooms2
Bathrooms1
Energy labelC
WOZ value€ 340,000
OwnershipFreehold
Estate agent—

WOZ value over the years

Fetching WOZ history…

Age composition of the neighbourhood

This neighbourhoodNetherlands
Share of residents per age group in the Merenwijk-Centrum neighbourhood against the Netherlands, source CBS.

Features

Points to note · Home & energy1
Calculated CO₂ emissionsHigh emissions4,793 kg/m2/yr
Points to note · Demographics4
Residents in 100m grid cellVery densely populated185 persons
Liveability scoreclearly below average-0.1147 score
Physical limitations (neighbourhood)high share23.2%· NL 15.2%
Obesity (neighbourhood)High17.8%· NL 15.6%
Points to note · Neighbourhood & market4
Crimes per 1,000 residentsHigh crime128.9 per 1,000 residents· NL 45%
Satisfied with the property (neighbourhood)Bottom 25% (lowest satisfaction)85.6%· NL 90.1%
Satisfied with the residential environment (neighbourhood)Bottom 25% (lowest satisfaction)86.7%· NL 88.1%
Permits <500 m (12 months)Much building pressure13
Points to note · Environment & risk9
Odour nuisance sewerage/water treatment (% seriously bothered)High1.7%
Odour nuisance from road traffic (% seriously affected)High2.4%
Large industrial businesses within 5 kmHeavy industry nearby10
Can find cooling outside the homeFew people find cooling outside41.2%
Able to find cooling in the propertyFew people can cool off indoors43.6%
Masts within 300 mMany transmission masts nearby5
Average highest groundwater level (GHG)Very high groundwater26 m above sea level
Groundwater table (Gt)Very wet (high groundwater level)IIa
Flood risk classHigh flood risklarge
Points to note10
Shared plotShared plotYes
Share of homes with solar powerFew solar panels0%· NL 36%
Municipal residential costs (municipality)Above-average municipal residential costs€ 1,064
Average WOZ value (municipality)Above national average€ 455,000
Property tax rate dwellings (municipality)Above-average property tax rate0.1104%
Distance to tram/metro lineFar away11.2 km
Industrial emitters within 2 kmMultiple sources3
Air Quality Index (AQI)Insufficient air qualityInsufficient
PFAS standard breach within 10 kmLimit exceeded within 10 kmYes
PFOA in soil (nearest measurement point)Elevated2.3 µg/kg
Plus points10
Building statusIn useBuilding in use
Plot area (cadastral plot)Very generous plot1,525 m²
Avg. natural gas consumptionEconomical170 m³· NL 800%
WOZ value year-on-year change (municipality)Rising property values11.2%
Number of hazardous businesses within 1 kmNone in the neighbourhood0
Background concentration SO₂Very low0.672 µg/m³
Distance to waste incineration facilityFar away31.7 km
Distance to biomass plantAt distance (>3 km)31.6 km
Distance to nearest emission sourceample distance1 km
Distance to nearest wind turbineFar away (>2 km)3.4 km

Stations

Leiden Centraal2.1 km · Train station
Leiden Lammenschans3.4 km · Train station
Sassenheim4.4 km · Train station
Depot4.6 km · Train station (halt)

Construction plans & permits in the neighbourhood

Tap a category to show or hide it.

12 permits within 500 m · 5 construction plans within 1 km · 50 zoning plan amendments within 5 km. Click the map for each permit’s description.

Schools

Primary schools: doorstroomtoets
Brede School Merenwijk

30th percentile: average · IEP · grade 8: 11 pupils · total 117 pupils

Disadvantage score 43: more disadvantage than 81% of schools

278 m
De Dukdalf

67th percentile: average · LIB · grade 8: 48 pupils · total 315 pupils

No measured educational disadvantage

556 m
Roomskatholieke Basisschool De Tweemaster

72nd percentile: average · LIB · grade 8: 38 pupils · total 250 pupils

No measured educational disadvantage

599 m
Zylwyk

96th percentile: high · DIA · grade 8: 24 pupils · total 206 pupils

Disadvantage score 2: more disadvantage than 16% of schools

609 m
OBS Kwintijn

48th percentile: average · LIB · grade 8: 11 pupils · total 99 pupils

Disadvantage score 10: more disadvantage than 43% of schools

620 m
De Viersprong

68th percentile: average · LIB · grade 8: 18 pupils · total 190 pupils

Disadvantage score 25: more disadvantage than 66% of schools

1.0 km
Roomskatholieke Basisschool De Singel

28th percentile: average · DIA · grade 8: 37 pupils · total 189 pupils

Disadvantage score 59: more disadvantage than 89% of schools

1.0 km
De Springplank

14th percentile: low · LIB · grade 8: 33 pupils · total 222 pupils

Disadvantage score 82: more disadvantage than 96% of schools

1.1 km
OBS De Vogels

90th percentile: high · IEP · grade 8: 39 pupils · total 287 pupils

No measured educational disadvantage

1.1 km
De Hobbit

48th percentile: average · IEP · grade 8: 44 pupils · total 493 pupils

Disadvantage score 43: more disadvantage than 81% of schools

1.3 km
Secondary schools: exam results
Stedelijk Gymnasium Socrates

87th percentile: high · 92% passed · CE avg 6.8 · VWO · 125 exam candidates

981 m
Vrije School Zuid-Holland voor Atheneum Havo Mavo

69th percentile: average · 93% passed · CE avg 6.6 · MAVO/HAVO/VWO · 122 exam candidates

1.0 km
Het Waterland

no exam results · PRO

1.5 km
Yuverta

93rd percentile: high · 98% passed · CE avg 6.7 · VBO/MAVO · 86 exam candidates

1.7 km
Scholengroep Driestar-Wartburg - Driestar Leiden, VWO, Havo, Vmbo

40th percentile: average · 92% passed · CE avg 6.4 · VBO/MAVO/HAVO/VWO · 73 exam candidates

1.7 km
Da Vinci College Openbare Scholengemeenschap voor ATH HAVO MAVO VBO LWOO, Kagerstraat 7

25th percentile: low · 87% passed · CE avg 6.4 · VBO/MAVO/HAVO/VWO · 271 exam candidates

1.8 km
Bonaventuracollege SGM voor Gym. Ath. Havo. Vmbo, Van Swietenstraat 2

84th percentile: high · 95% passed · CE avg 6.7 · VBO/MAVO · 142 exam candidates

1.8 km
Visser t Hooft Lyceum Lyceum Havo Mavo Vbo Lwoo

no exam results · VBO/MAVO

1.8 km
Visser 't Hooft Lyceum Lyceum Havo Mavo Vbo Lwoo

70th percentile: average · 92% passed · CE avg 6.6 · VBO/MAVO/HAVO/VWO · 304 exam candidates

1.8 km
Bonaventuracollege SGM voor Gym. Ath. Havo. Vmbo, Marienpoelstraat 6

64th percentile: average · 93% passed · CE avg 6.6 · HAVO/VWO · 135 exam candidates

1.9 km

Source: DUO Open Education Data · raw figures, not adjusted for the pupil population.

Neighbourhood news

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