Living in Hoge Mors
Hoge Mors is densely built and genuinely urban, and the stock is a genuine mix of apartments and family houses (28% houses).
At 4,528 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 Hoge Mors
At €350,000 average WOZ value, Hoge Mors ranks 40 out of 52 Leiden neighborhoods on price — 13% below the city median, which makes it one of the more approachable entry points into the city. For scale: Leiden's cheapest buurt averages €263,000 and its most expensive €746,000, so Hoge Mors 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 €185,000 to €378,000, up 104% — 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: 37% owner-occupied against 63% rental, including 46% 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, Hoge Mors is a young-adult neighborhood — the 25-to-45 group outnumbers everyone else (31% of its 5,030 residents), followed by 45-to-65 year olds at 23%. Households split into 52% singles and 22% 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 — 53% of households are in the lower national bracket; average income per resident is €30,000 a year.
Daily errands, coffee and dinner
Day to day: the nearest large supermarket is about 6 minutes' walk; dining out means a short trip: only 1 café or restaurant sit within a kilometer.
The practical checklist most buyers forget to make: pharmacy 7 min walk · GP 7 min · hospital 2.4 km · library 1.5 km · 3 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 8 minutes on foot; daycare is well covered (4 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 6-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 1.7 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
73% 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 Hoge Mors
Before you bid in Hoge Mors: 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.
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 Hoge Mors a good neighborhood to live in?
That depends on what you're looking for. Hoge Mors suits first-time buyers best; it's a weaker match for families with children, buyers after peace and space and buyers after city buzz. The average home value is €350,000 (13% below the Leiden median) and the neighborhood has 5,030 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Hoge Mors?
The average home value (WOZ waarde) in Hoge Mors, Leiden is €350,000, based on the official CBS neighborhood statistics.
Is Hoge Mors mostly owner-occupied or rental?
37% of homes in Hoge Mors are owner-occupied and 63% are rentals, of which 46% of all homes are social housing (woningcorporatie).
Are house prices in Hoge Mors rising?
Between 2015 and 2025 the average WOZ value in Hoge Mors rose from €185,000 to €378,000 (+104%); 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 Hoge Mors?
73% of homes in Hoge Mors were built before 2000 and 27% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Hoge Mors?
The average distance to a train station from Hoge Mors is 2.0 km; a large supermarket is 0.5 km away on average.
Is Hoge Mors an expensive part of Leiden?
No — average home values are 13% below the Leiden median, making it one of the more affordable parts of the city.
Is Hoge Mors good for families with children?
The nearest primary school is 0.7 km away and there are 4 daycare locations within a kilometer. 22% of households here have children at home.
Similar neighborhoods in Leiden
Closest in price — worth a look if Hoge Mors is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten (buurt BU05460602) · Data updated 2026-07-11. WOZ values are neighborhood averages; individual homes vary.