Living in Leedewijk-Zuid
Leedewijk-Zuid is city living in its most compact form, and most of its 355 homes are houses rather than apartments — front doors, gardens, street parking.
At 8,995 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 Leedewijk-Zuid
The average home value (WOZ) in Leedewijk-Zuid is €462,000, which puts it at #15 of 52 neighborhoods in Leiden — 14% above the city median. That premium is the location speaking. For scale: Leiden's cheapest buurt averages €263,000 and its most expensive €746,000, so Leedewijk-Zuid sits in the middle 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 €236,000 to €507,000, up 115% — roughly in step with the rest of the city. WOZ values lag the market by about a year, but the trend itself is reliable.
With 90% of homes owner-occupied, this is a settled buyers' neighborhood — homes change hands regularly, and you can usually find recent comparable sales on the same street to anchor your bid. Settled also means slower: owners here tend to stay, so the best houses may only list once a decade.
Who lives here
Demographically, Leedewijk-Zuid is dominated by established households in the 45-to-65 bracket (28% of its 955 residents), followed by 25-to-45 year olds at 23%. 51% of households have children at home, so expect school runs, playgrounds in use, and neighbors who stay put. The average household counts 2.6 people.
As for who your neighbors would be: 43% of households sit in the country's top income bracket — which helps explain both the café density and the bidding behavior.
Daily errands, coffee and dinner
Day to day: groceries are a non-issue — 4 large supermarkets within a kilometer; dining out means a short trip: only 3 cafés or restaurants sit within a kilometer.
The practical checklist most buyers forget to make: pharmacy 7 min walk · GP 6 min · hospital 3.9 km · library 0.6 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 6 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 7-minute bike ride, which Dutch teenagers do in all weather.
Getting around
Getting around: the nearest train station is 4.3 km out, so day-to-day life here leans on the car or bus; the nearest highway on-ramp is 3.7 km away; car ownership is moderate (0.9 per household).
Energy and running costs
Since 100% of the stock predates 2000, always check the energy label of a specific listing — the difference between label C and label F on an average home here is easily a few thousand euros a year in heating, and it changes what you can sensibly bid.
Before you bid in Leedewijk-Zuid
Before you bid in Leedewijk-Zuid: 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, family neighborhoods like this one turn over slowly; when a good house appears it often goes to the first serious, well-prepared bidder.
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 Leedewijk-Zuid a good neighborhood to live in?
That depends on what you're looking for. Leedewijk-Zuid suits families with children best; it's a weaker match for first-time buyers, buyers after peace and space and buyers after city buzz. The average home value is €462,000 (14% above the Leiden median) and the neighborhood has 955 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Leedewijk-Zuid?
The average home value (WOZ waarde) in Leedewijk-Zuid, Leiden is €462,000, based on the official CBS neighborhood statistics.
Is Leedewijk-Zuid mostly owner-occupied or rental?
90% of homes in Leedewijk-Zuid are owner-occupied and 10% are rentals.
Are house prices in Leedewijk-Zuid rising?
Between 2015 and 2025 the average WOZ value in Leedewijk-Zuid rose from €236,000 to €507,000 (+115%); 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 Leedewijk-Zuid?
100% of homes in Leedewijk-Zuid were built before 2000 and 0% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Leedewijk-Zuid?
The average distance to a train station from Leedewijk-Zuid is 4.3 km; a large supermarket is 0.5 km away on average.
Is Leedewijk-Zuid an expensive part of Leiden?
Yes — average home values in Leedewijk-Zuid are 14% above the Leiden median, so budget for competition and possible overbidding.
Is Leedewijk-Zuid good for families with children?
The nearest primary school is 0.5 km away and there are 3 daycare locations within a kilometer. 51% of households here have children at home.
Similar neighborhoods in Leiden
Closest in price — worth a look if Leedewijk-Zuid is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten (buurt BU05460804) · Data updated 2026-07-11. WOZ values are neighborhood averages; individual homes vary.