Charming 1920s Detached Home with Character Features in Leeuwarden

Located in the Achter de Hoven neighborhood of Leeuwarden, Verstolkstraat 46 presents a detached residential property originally constructed in 1926. This home offers a combination of historical character elements and practical living spaces, situated in a quiet residential area while remaining within walking distance of the city center.

The property is classified as a detached single-family dwelling (eengezinswoning, vrijstaande woning) and was built during the 1920s period. The architectural style reflects the era of its construction, with characteristic details that have been preserved over the decades. The exterior features a mansard roof covered with a combination of bituminous roofing material and traditional tiles. The total living area measures 88 square meters, distributed across three living levels, with an additional 8 square meters of other indoor space. The total volume of the property is 361 cubic meters, and the plot size is 106 square meters.

Upon entering the property, visitors are greeted by a hallway featuring stained glass windows in the vestibule area, a detail that immediately establishes the historical character of the home. The hallway provides access to the main living areas of the ground floor.

The ground floor comprises an open-plan living and kitchen area that creates a bright and welcoming living space. The living room features a beamed ceiling that adds warmth and character to the interior. A wooden floor runs throughout this level, contributing to the homely atmosphere described in the listing. The open connection between the living room and kitchen allows for natural light to flow through the space and creates a practical layout for daily living.

Adjacent to the main living area is a utility room (bijkeuken) that houses the laundry appliances. This practical space also provides direct access to the outdoor area at the rear of the property. From the utility room, the bathroom can be reached, which is conveniently located on the ground floor.

The bathroom is equipped with a bathtub, a separate shower enclosure, a double vanity unit, and a toilet. This configuration means that all essential sanitary facilities are accessible on the ground floor level, which can be particularly convenient for residents or guests with mobility considerations.

The first floor of the property is accessed via a staircase and opens onto a landing that benefits from natural light. This level contains three bedrooms, making the property suitable for small families, couples, or individuals requiring a home office space. Two of the three bedrooms feature built-in closets, providing practical storage solutions without requiring additional furniture. The original panel doors on this floor have been retained, maintaining the period character of the interior.

A fixed staircase leads from the first floor to the attic level, which is described as a spacious area with ample daylight. This additional level offers flexibility and could serve as a workspace, hobby room, or potentially be developed into additional living space subject to appropriate permissions and modifications. The presence of good natural light makes this area more immediately usable than many comparable attic spaces in properties of this era.

The outdoor spaces of the property include both a front garden and a rear garden. The rear garden is oriented to the southwest, which is a favorable orientation in the Dutch climate as it allows for afternoon and evening sun exposure. The rear garden measures 9 square meters with dimensions of approximately 4.5 meters in depth and 2.5 meters in width. Access to the rear garden is available both through the utility room and via a rear alley (achterom), which is a practical feature for tasks such as garden maintenance or bicycle storage.

The front garden provides a space to enjoy morning coffee or to create an attractive entrance to the property. The combination of front and rear outdoor spaces, while modest in total area, offers different sun exposures throughout the day and contributes to the overall livability of the home.

In terms of technical specifications, the property currently holds an energy label F. The insulation provisions include roof insulation and double glazing, which represent improvements over the original construction but also indicate potential for further energy efficiency upgrades. The heating and hot water are provided by a gas-fired combination boiler (cv-ketel) manufactured by AWB, which was installed in 2019 and is included in the sale as owned by the current owner. The relatively recent installation date of the boiler is a positive factor for the upcoming owner.

The property is connected to fiber optic cable and has TV cable connections available. Ventilation is provided through natural ventilation systems. A skylight is present, likely contributing to the natural light in the upper levels of the home.

An important aspect of this property is the ground lease situation (erfpacht). The land on which the property stands is owned by the municipality of Leeuwarden, with an annual ground rent (canon) of approximately 496 euros. However, the listing notes that there exists the possibility to purchase the freehold, which would convert the leasehold into full ownership of both the property and the land beneath it. Prospective buyers should investigate the costs and conditions associated with such a purchase.

Parking in the area is provided through public on-street parking, which is typical for residential neighborhoods in Dutch cities of this size. The proximity to the city center means that many daily amenities and services are within walking distance, potentially reducing the need for regular car use.

The Achter de Hoven neighborhood is described as a quiet residential area that offers the advantage of proximity to the amenities of Leeuwarden city center. Within reachable distance are supermarkets, sports facilities, and a health center, contributing to the practical livability of the location. Leeuwarden, as the capital of the province of Friesland, offers a range of cultural, retail, and employment opportunities.

The listing identifies this property as potentially suitable for starters or young families seeking to combine the benefits of city living with a quieter residential environment. The presence of three bedrooms and an adaptable attic space supports this target demographic. The property is described as offering opportunities for modernization and sustainability improvements, which aligns with the energy label F rating and suggests that a new owner could invest in further insulation, window upgrades, or potentially renewable energy installations to improve the energy performance of the home.

The asking price is 235,000 euros, with the notation kosten koper (k.k.) indicating that the buyer is responsible for the standard transaction costs including transfer tax and notary fees. This translates to a price per square meter of living area of approximately 2,670 euros. The acceptance terms are described as negotiable (in overleg), allowing some flexibility in the timing of the transfer.

In summary, Verstolkstraat 46 offers a detached home with preserved period character features in a convenient location within Leeuwarden. The property provides three bedrooms across three levels, ground floor bathroom facilities, outdoor spaces with favorable sun orientation, and a relatively recent heating installation. The ground lease situation presents both a current ongoing cost and an opportunity for freehold acquisition. The energy rating suggests scope for improvement investments that could enhance both the comfort and the long-term value of the property.