Living in Boshuizen
Boshuizen is city living in its most compact form, and the stock is a genuine mix of apartments and family houses (32% houses).
At 8,189 residents per km² the buurt is busy without being packed.
Leiden's market is squeezed between a historic center, a major university and bio-science employment at the Bio Science Park — small homes, high demand, and canal-side charm at Randstad prices. Student rental demand keeps investors circling the same stock buyers want.
The housing market in Boshuizen
At €339,000 average WOZ value, Boshuizen ranks 42 out of 52 Leiden neighborhoods on price — 16% below the city median, leaving room in the budget that pricier neighborhoods would swallow. For scale: Leiden's cheapest buurt averages €263,000 and its most expensive €746,000, so Boshuizen sits in the budget band of the city.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
The direction of the market: between 2015 and 2025 the average WOZ value here rose from €177,000 to €367,000, up 107% — slower than the city as a whole (+115%). WOZ values lag the market by about a year, but the trend itself is reliable.
Ownership is split: 48% owner-occupied against 52% rental, including 47% social housing. Enough homes trade hands to give you comparable sales, but check what's actually for sale versus rented in the specific block you're eyeing — the mix can flip from one street to the next.
Who lives here
Demographically, Boshuizen is dominated by established households in the 45-to-65 bracket (25% of its 4,030 residents), followed by 25-to-45 year olds at 24%. Households split into 54% singles and 24% families with children — a real mix rather than one lifestyle. The average household counts 1.8 people.
As for who your neighbors would be: incomes skew modest — 55% of households are in the lower national bracket; average income per resident is €28,000 a year.
Daily errands, coffee and dinner
Day to day: the nearest large supermarket is about 12 minutes' walk; dining out means a short trip: only 6 cafés or restaurants sit within a kilometer.
The practical checklist most buyers forget to make: pharmacy 10 min walk · GP 6 min · hospital 3.1 km · library 2.5 km · 4 cinemas within 5 km. None of these will decide a purchase on their own, but a GP taking new patients nearby is the kind of thing you only miss after moving.
Families and schools
For families: the nearest primary school is 7 minutes on foot; daycare is well covered (3 locations nearby) — though Dutch waiting lists mean you register the week you know you're expecting, not the week you need it; secondary school is a 2-minute bike ride, which Dutch teenagers do in all weather.
Getting around
Getting around: the station is an 8-minute cycle, standard Dutch commuting range; a highway on-ramp 1.6 km away makes car trips easy — check whether through-traffic noise reaches the street you're considering; and at 0.6 cars per household, most residents simply don't own one — if you do, factor in permit costs and waiting lists before you buy.
Energy and running costs
98% of homes were built before 2000. Two identical-looking houses on the same street can differ by hundreds of euros a month once heating is counted — the energy label tells you which one you're looking at, and lenders increasingly price it into your mortgage too.
Before you bid in Boshuizen
Before you bid in Boshuizen: much of Leiden sits on soft soil, and pre-1970 homes may stand on wooden piles — since the 2026 appraisal rules, a foundation risk class (A–E) appears in every valuation, so check it before you bid, not after the deal is already emotional. Also, the price gap with the rest of Leiden is real, but so is the reason for it — walk the neighborhood at different times of day before committing.
None of these averages can tell you whether the specific house you found is fairly priced — that depends on its size, energy label, state of maintenance and the recent sales around it. That is exactly what a free HomeReview report checks, in about 10 seconds, for any Dutch address.
Frequently asked questions
Is Boshuizen a good neighborhood to live in?
That depends on what you're looking for. Boshuizen suits first-time buyers best; it's a weaker match for buyers after peace and space. The average home value is €339,000 (16% below the Leiden median) and the neighborhood has 4,030 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Boshuizen?
The average home value (WOZ waarde) in Boshuizen, Leiden is €339,000, based on the official CBS neighborhood statistics.
Is Boshuizen mostly owner-occupied or rental?
48% of homes in Boshuizen are owner-occupied and 52% are rentals, of which 47% of all homes are social housing (woningcorporatie).
Are house prices in Boshuizen rising?
Between 2015 and 2025 the average WOZ value in Boshuizen rose from €177,000 to €367,000 (+107%); Leiden as a whole moved up 115% over the same period. WOZ values lag the current market by about a year.
How old are the homes in Boshuizen?
98% of homes in Boshuizen were built before 2000 and 2% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Boshuizen?
The average distance to a train station from Boshuizen is 1.9 km; a large supermarket is 1.0 km away on average.
Is Boshuizen an expensive part of Leiden?
No — average home values are 16% below the Leiden median, making it one of the more affordable parts of the city.
Is Boshuizen good for families with children?
The nearest primary school is 0.6 km away and there are 3 daycare locations within a kilometer. 24% of households here have children at home.
Similar neighborhoods in Leiden
Closest in price — worth a look if Boshuizen is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten (buurt BU05460504) · Data updated 2026-07-11. WOZ values are neighborhood averages; individual homes vary.