Laene 9
8801 VM Franeker · Franeker Vliet Tuinen en Frisia, Waadhoeke
- Mid-terrace house
- Built in 1930
- 81 m² living area
- 75 m² plot
- F energy label
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In brief
Laene 9 in Franeker: mid-terrace house built in 1930 with a living area of 81 m² and an energy label of F, in the Franeker Vliet Tuinen en Frisia neighbourhood (municipality of Waadhoeke). The indicative market value is € 190.000 to € 213.000. Living environment: noise 62 dB (noisy), air quality within WHO guidelines, 52% green space within 500 m, water up to 0,9 m deep in the event of flooding. Neighbourhood liveability: very good.
Everything on this page comes from public registers and maps and is free to access. Gathering it yourself takes hours per home; here, it is all brought together in a second. Each section explains what the figures mean for living here.
Location
Estimated value range
Market
- +5,7% sale prices Fryslân over one year (CBS price index, Sep 2026)
- € 337.091 average sale price in the municipality of Waadhoeke in 2025 (CBS/Kadaster)
- € 260.000 average WOZ value for neighbourhood Franeker Vliet Tuinen en Frisia (CBS 2024)
How the estimate is calculated
| Source | Starting value | Adjusted to current prices | Weight |
|---|---|---|---|
| This home's WOZ value for 2025 valuation date: 1 January 2024 |
€ 174.000 | € 212.537 +22,1% since 2024 K1 |
44% |
| 39 comparable homes within 330 m median WOZ value per m², indexed |
€ 2.457/m² | € 199.017 | 37% |
| 3 asking prices for comparable homes median asking price per m², indexed |
€ 2.115/m² | € 171.315 | 11% |
| Average for Franeker Vliet Tuinen en Frisia (neighbourhood) CBS WOZ 2024 (€ 260.000) / avg. 136 m² |
€ 1.912/m² | € 196.323 +26,8% since 2023 K1 |
7% |
This home's WOZ value over time
- 2015 € 102.000
- 2016 € 95.000
- 2017 € 87.000
- 2018 € 90.000
- 2019 € 110.000
- 2020 € 121.000
- 2021 € 123.000
- 2022 € 135.000
- 2023 € 152.000
- 2024 € 170.000
- 2025 € 174.000
WOZ value for each tax year, as assessed by the municipality, with a valuation date of 1 January of the previous year.
Similar homes nearby (41 found)
- Laene 11 € 2.408/m² WOZ value, index-adjusted
- Laene 14 € 2.337/m² WOZ value, index-adjusted
- Laene 13 € 2.457/m² WOZ value, index-adjusted
- Vliet 52 € 2.597/m² WOZ value, index-adjusted
- Kamstrastraat 26 € 2.327/m² WOZ value, index-adjusted
- Laene 20 € 2.474/m² WOZ value, index-adjusted
Method: each source value is adjusted from its valuation date to current prices using the CBS price index for existing owner-occupied homes (by province, or by city for Amsterdam, Rotterdam, Den Haag and Utrecht; the national monthly index is used for the most recent months). The midpoint is the weighted average; the range reflects the variation between sources (at least 5%). The home's condition, location along the street, ground lease and individual features are not taken into account. This is not a valuation.
Features
- Home type
- Mid-terrace house
- Registered use
- Residential use
- Year built
- 1930
- Living area
- 81 m²
- Building area
- 65 m²
- Plot area
- 75 m²
- Energy label
- F (28 February 2017)
- Residential unit status
- In use
- Building status
- In use
- BAG address ID
- 0070200000335526
- BAG residential unit ID
- 0070010000335527
- BAG building ID
- 0070100000328085
Source and methodology
Basisregistratie Adressen en Gebouwen (Kadaster) and the energy label register. Plot area is the total area recorded in the land register; for flats, this covers the entire plot on which the building stands.
Plot, soil and planning designation
Foundation problems are uncommon in this neighbourhood. The ground is subsiding slightly, as in many peat and clay areas; expect to raise garden levels and re-lay paving occasionally.
- Plot area (BAG)
- 75 m²
- Foundation risk in Franeker Vliet Tuinen en Frisia
- 1,4% of homes at risk of pile rot (low) 2050 high-end scenario: 1,5%, differential settlement: 0,4%; municipality of Waadhoeke: 1,7% — Klimaateffectatlas (Deltares/KCAF)
- Land subsidence in Franeker Vliet Tuinen en Frisia
- −3,3 mm per year shallow subsidence: −0,2 mm; municipality of Waadhoeke: −1,6 mm
- Kadaster, elevation, zoning, soil
- loading…
Source and methodology
Plot: Kadaster (BRK, via PDOK; the plot boundary is shown on the map above). Elevation: Actueel Hoogtebestand Nederland. Planning designation: ruimtelijkeplannen.nl (zoning plans up to 1 January 2024; newer rules are in the municipality’s environment plan). Soil and foundations: Klimaateffectatlas (CC BY 4.0) and RVO/KCAF. Indicative information, not structural or legal advice.
Energy and heating
An energy-inefficient home: high energy bills, draughts and cold walls in winter, and often too warm in summer. Budget tens of thousands of euros for energy improvements, with ISDE subsidies available, and expect a lower WWS points score if letting it out. Banks often assume higher housing costs for these homes. Annual energy costs for a comparable home are around € 256 less than for the average home in Franeker Vliet Tuinen en Frisia.
Energy label
F registered label (Energy Index)
- Surveyed on
- 28 February 2017
- Energy label A or better in Franeker Vliet Tuinen en Frisia
- 10% of homes
Assessed using the pre-2021 method; NTA 8800 has applied since 2021.
An energy label of E, F or G deducts 4 to 15 points from the home's WWS rent assessment; energy efficiency improvements (insulation, heat pump) are eligible for an ISDE subsidy.
Energy use and costs
€ 177 per month based on average consumption
- Natural gas
- 910 m³ per year; the 1.010 neighbourhood
- Electricity
- 2.070 kWh per year; the 2.520 neighbourhood
- Annual costs
- € 2.125 gas € 1.264, electricity € 537, standing charges € 324
- Average home in Franeker Vliet Tuinen en Frisia
- € 2.381 per year
- Solar panels
- 23% of comparable homes; the 40% neighbourhood
Source and methodology
Average energy supplied to homes of this type and size, built in the same period (CBS 2025, temperature-adjusted), at average consumer rates for Sep 2026 (CBS: 1,39 per m³ and 0,26 per kWh including tax, standing charges and the energy tax reduction). Actual consumption depends on the occupants and the systems installed.
Heating transition and subsidies
- Heating in Franeker Vliet Tuinen en Frisia
- 98% central heating boiler, 1% electric 2022
- Geothermal potential
- Unfavourable Slochteren Formation, WarmteAtlas
- Heat network
- no heat network or known plans in this neighbourhood
ISDE 2026 (€ 500 million): subsidies for insulation, (hybrid) heat pumps, solar water heaters, ventilation and connection to a heat network (fixed at € 3,775); heat pump subsidies range from around € 500 to over € 13,000 depending on type and capacity. Apply to RVO after installation. ISDE at RVO · Energiesubsidiewijzer (including municipal schemes)
Energy labels in Franeker Vliet Tuinen en Frisia
Source and methodology
Energy label and label distribution: EP-Online (RVO) via our database; consumption profiles: CBS 85140NED (CC BY 4.0); tariffs: CBS 85592NED; neighbourhood consumption: CBS Kerncijfers; heat networks, plans, pilot projects and heating mix: WarmteAtlas (RVO, neighbourhood level; plans assigned to neighbourhoods whose centre lies within the plan area); ISDE: RVO. Indicative information, not energy advice.
Monthly housing costs: buying or renting
Enter your own purchase price, rent and assumptions. All amounts can be adjusted; the result is indicative.
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Rent: points assessment and yield
Social rent under the points system: a maximum of around € 693 per month for a new tenancy. Letting these homes is mainly the domain of housing associations; returns for private investors are limited.
Rental valuation points system (WWS)
approx. 94–122 points Social housing
0143186260+
| Component | Points |
|---|---|
| Floor area 81 m² usable floor area: rooms 1 point/m², other spaces 0.75, circulation space 0 |
66–75 |
| Energy performance energy label F, single-family home |
-9 |
| WOZ value € 174.000: 1 point per € 16,954 and per € 268 per m² (WOZ value, valuation date 1-1-2024) |
18 |
| Heating 2 points per heated room, approx. 3 rooms |
4–8 |
| Kitchen and bathroom facilities assumed: kitchen worktop, toilet, washbasin, shower or bath |
11–24 |
| Outdoor space garden approx. 10 m² (plot minus building footprint) |
4–6 |
| Total | 94–122 |
€ 693 maximum monthly rent at 108 points (2026)
At 94–122 points: € 596 to € 789 per month.
up to and including 143 points. Details of the kitchen, bathroom facilities, heating and outdoor space are not available for individual homes, so these are included as a range. Check them using the Huurcommissie’s Huurprijscheck. Huurprijscheck
Letting and rental yield
No rental homes of this type were found nearby on which to base a market rent estimate.
- Maximum rent under the points system
- € 693 per month
Affordable Rent Act (in force since 1 July 2024): rents are regulated for homes with up to 186 points, and the maximum rent also applies to new tenancy agreements; the landlord must provide the points assessment. Yield: based on rent excluding service charges, the estimated value range and assumed costs; not financial advice.
Source and methodology
Residential Rents Decree, Annex I (2026 points system: energy label rules in force since 1 July 2024, 1 WOZ point per € 16,954 and per € 268 per m², WOZ contribution capped at 33% for homes with 187 points or more) and Residential Rents Implementing Regulations, Annex I (2026 maximum rent limits). Area and type: BAG; energy label: EP-Online; WOZ: our own database; listed monuments: RCE.
Neighbourhood, district and municipality
Franeker Vliet Tuinen en Frisia
- Homes
- 443
- Residents
- 905
- Average WOZ value
- € 260.000
- Owner-occupied homes
- 83%
- Average year built
- 1943
- Most common
- Mid-terrace house (29%)
Franeker
- Homes
- 6.279
- Residents
- 13.080
- Average WOZ value
- € 243.000
- Owner-occupied homes
- 62%
- Average year built
- 1964
- Most common
- Mid-terrace house (30%)
Waadhoeke
- Homes
- 20.737
- Residents
- 46.857
- Average WOZ value
- € 256.000
- Owner-occupied homes
- 68%
- Average year built
- 1961
- Most common
- Detached house (31%)
View homes in this neighbourhood on the map Franeker · Fryslân (Friesland)
Amenities and transport links
The supermarket is within cycling distance. A primary school is within walking distance, which is convenient for families. A public transport stop is just around the corner. A rural setting: peace and space, with amenities further away.
- Large supermarket
- 700 m average distance in the neighbourhood
- GP practice
- 1,1 km average distance in the neighbourhood
- Primary school
- 600 m average distance in the neighbourhood
- Day nursery
- 600 m average distance in the neighbourhood
- Nearest primary school
- 310 m Rooms Katholieke Basisschool De Kabas
- Nearest public transport stop
- 130 m Franeker, Harlingerweg · bus · 4 vertrekken per uur overdag
- Nearest charging point
- 110 m Laene 1 - TotalEnergies
- Nearest childcare provider
- 260 m Gastouderbureau Stichting Kinderopvang Friesland
- Nearest transmitter mast
- 370 m Zendmast 2G, 4G, 5G · 3 antennes · 54,8 m hoog · veilige afstand 6,2 m
- Schools within 3 km
- 5
- Degree of urbanisation
- Slightly urbanised 920 addresses per km²
Source and methodology
Road distances, averaged across all residents in the neighbourhood (CBS). Distances to schools (DUO), public transport stops (OVapi/GTFS, weekday departures), transmitter masts (Antenneregister), charging points and childcare facilities are measured as the crow flies from this address, using our own database.
Living environment: noise, water, air, light and green space
Noise
62 dB Noisy
up to 45 dB: very quietabove 70 dB: extreme
- Road traffic
- 41 dB
- Rail traffic
- below 40 dB
- Air traffic
- 42 dB
- Wind turbines
- below 40 dB
- Road traffic, at night
- 33 dB
- Rail traffic, at night
- 22 dB
In the neighbourhood of Franeker Vliet Tuinen en Frisia, 15% of homes have higher noise levels than at this address; the average there is 59 dB.
Noisy: comparable to a busy city street or a nearby motorway. Conversations outdoors take effort; indoors, sound insulation is key to comfort. Long-term exposure at this level is associated with disturbed sleep and increased stress. The main source is air traffic (42 dB).
Source and methodology
Lden: annual average noise exposure across the day, evening and night (RIVM noise maps 2020, air traffic 2022, wind turbines 2024, 10 m grid). A rough guide, not a measurement at the façade. The WHO recommends a maximum of 53 dB for road traffic and 45 dB for air traffic.
Flooding
0,88 m Significant
If this area floods, the maximum water depth map shows that water here could reach a depth of 0,88 m.
- Homes in Franeker Vliet Tuinen en Frisia that could flood
- 100%
- Of these: water depths over 0.5 m
- 100%
- Maximum depth in the neighbourhood
- 1,85 m
Significant: the ground floor may flood, damaging floors, the kitchen and building services. A dry upper floor to retreat to and an electrical distribution board raised above floor level are valuable here; ask about previous flooding. The likelihood of this happening is low (1 in 300 to 1 in 3,000 per year): the depth indicates what would happen in a flood, while the likelihood indicates how often.
Source and methodology
LIWO (Rijkswaterstaat), maximum flood depth map, 25 m grid; flood probability: Klimaateffectatlas. The depth does not indicate how likely flooding is; dykes and flood barriers are designed to account for that probability.
Air quality
- NO₂ 5,4 µg/m³ within WHO guidelines
- PM2,5 6,7 µg/m³ above WHO guidelines
- PM10 13,1 µg/m³ within WHO guidelines
Polluted air: above the European limits for 2030, usually due to a nearby busy road, industry or intensive livestock farming. This matters for people with respiratory problems and for young children; ventilating on the quieter side of the home helps.
Average in Franeker Vliet Tuinen en Frisia: NO₂ 5,5, PM2.5 6,6 µg/m³.
Source and methodology
Annual average concentrations at 25 m resolution (RIVM, latest map). Marker on the bar: WHO guideline value (NO₂ 10, PM2.5 5, PM10 15 µg/m³); the colour shows the comparison with the WHO guideline and the EU limit for 2030.
Light at night
Dim
darkvery bright
Average in Franeker Vliet Tuinen en Frisia: dim.
Dim: some street lighting, but no glow over the neighbourhood. Good for sleep, although the Milky Way is no longer visible here.
Source and methodology
Upward artificial light measured by satellites (RIVM light emission map 2023, 375 m grid), classified relative to all homes in the Netherlands: dark means the darkest 20%, very bright the brightest 10%.
Green space in the neighbourhood
52% green space within 500 m
Average in Franeker Vliet Tuinen en Frisia: 54%.
Average greenery for a Dutch residential neighbourhood: a mix of gardens, planted areas and paving. A park or green space within a few minutes’ walk makes a difference on warm days.
Source and methodology
Proportion of green space (grass, shrubs and trees) in the 500 m grid cell around this address (RIVM green space map 2022). Half of homes in the Netherlands have more than 52% green space within 500 m; one in ten has less than 32%.
Air traffic above this address
During the monitoring period, no aircraft were detected below 3,000 m within 2 km of this address: air traffic has no impact on daily life here.
Recorded over the past 7 days
0 aircraft recorded below 3,000 m within 2 km
Recorded since 26 October, with a snapshot of all aircraft over the Netherlands every 5 minutes.
In the air now
Loading aircraft within 15 km…
Airports and noise map
- Vliegbasis Leeuwarden
- 15,8 km militaire vliegbasis, O
- Ameland Airport
- 31,3 km vliegveld, N
- Vliegveld Drachten
- 40,2 km vliegveld, O
- RIVM air traffic noise map
- 42 dB Lden
As a rule of thumb, a passenger aircraft at an altitude of 1,000 m produces a peak outdoor noise level of around 60–65 dB (a loud conversation), rising to 75–80 dB at 300 m. Above 3,000 m, it blends into the background noise.
Source and methodology
ADS-B position reports broadcast by aircraft via the open networks adsb.lol and adsb.fi. Every 5 minutes, Huisleon takes a snapshot of all aircraft below 3,000 m over the Netherlands and uses their measured speeds to estimate the number of flights passing within 2 km. Military aircraft and some small aircraft do not broadcast their positions and are not included. Noise contours: RIVM Atlas Leefomgeving, air traffic 2022. These are indicative figures, not noise measurements at the façade.
Climate and safety
Even on hot days, heat stress around the home remains moderate; the surrounding area cools down reasonably well in the evening. A wind turbine within 1 km produces an audible swishing sound when it is windy and shadow flicker inside the home when the sun is low.
Heat
46–48 °C extreme heat stress
Feels-like temperature on a hot summer day (2022), 1 m from the home.
- Urban heat island effect
- 0,6–0,8 °C warmer than the surrounding countryside
- Warm nights (20 °C or above)
- 4–5 nights per year
- Distance to a cool spot
- 0–200 m
- Average in Franeker Vliet Tuinen en Frisia
- 46 °C feels-like temperature
Water
Low likelihood of flooding
Likelihood of at least 20 cm of flooding due to a breached flood defence or high water levels: 1 in 300 to 1 in 3,000 per year. Maximum depth if flooding occurs: 0,88 m.
- Rainwater during a downpour (70 mm/hour)
- no surface water flow path directly alongside the home
- Groundwater flooding in 2050
- Very large increase
- A floor above floodwater in Franeker Vliet Tuinen en Frisia
- 79% of homes in the most severe flood scenario
- Homes in Franeker Vliet Tuinen en Frisia with a medium or high likelihood
- 0%
Nearby hazards
- High-voltage power line
- 877 m 110 kV
- Wind turbine
- 847 m Windturbine 900 kW, ashoogte 40 m · rotor 52 m · approx. 39 dB here
- Wind turbine noise at this address
- 34 dB Lden according to the RIVM wind turbine noise map
- Hazardous activities within 1 km
- Aardgasstation, buisleiding, industrie, tanken brandstoffen, windturbine
- Nearest hazardous business site
- Gasunie / Liander 473 m
In Franeker Vliet Tuinen en Frisia, 0% of homes are within the magnetic field zone of a high-voltage power line and 89% are within 1 km of a wind turbine.
Source and methodology
Heat, water and groundwater: Klimaateffectatlas 2026 (CC BY 4.0; feels-like temperature and urban heat island effect, 2022; likelihood of flooding and water depth from national flood scenarios; likelihood of groundwater flooding in 2050 under the high scenario; surface water flow paths during 70 mm of rainfall in one hour). High-voltage power lines: RIVM Netkaart with calculated distances (magnetic field zone); wind turbines: RIVM; hazardous activities: Register Externe Veiligheidsrisico's via RIVM Atlas Leefomgeving (activities with a designated hazard zone within 1 km). Map-based indications, not measurements.
Safety and liveability
Liveability in Franeker Vliet Tuinen en Frisia (neighbourhood)
Very good Leefbaarometer 2024, category 8 of 9
- Physical environment: weak
- Homes: more than adequate
- Amenities: poor
- Social cohesion: more than adequate
- Nuisance and safety concerns: good
Leefbaarometer 3.0 (BZK): an estimated liveability rating across nine categories, with five dimensions measured against the national average. More about this neighbourhood
Crimes in Franeker Vliet Tuinen en Frisia (neighbourhood)
13 per 1,000 residents per year +20% compared with the previous year
- Recorded Sep 2025 – Aug 2026
- 12
- District Franeker
- 28 per 1,000
- Municipality Waadhoeke
- 20 per 1,000
- Nederland
- 45 per 1,000
- Home burglaries per 1,000 homes
- 6,8 3 burglaries
Most common
- Woninginbraak
- 3
- Mishandeling
- 2
- Diefstal uit auto
- 1
- Bedreiging
- 1
Clearly safer than average: half the national number of crimes per resident, or less. These are generally quiet residential neighbourhoods with few people passing through.
Source and methodology
Politie, recorded crimes by neighbourhood (CBS/Politie open data, monthly figures). Small neighbourhoods have low counts; read the figures alongside the number of residents and homes. Not all crimes are reported.
Planning to bid on Laene 9? Know what the home is really worth.
The free page gives you the facts. The report answers the question that matters: what should I bid? Three scenarios in euros, backed by actual purchase prices of comparable homes from Kadaster, the modelled value, figures on bids above the asking price in the municipality, and the home's condition as shown in the photos. Plus the questions to ask the estate agent before you sign.
Worked example: a bid that is 2% too high on a € 450,000 home costs you € 9,000. The report costs € 19.
-
Bidding strategy with three scenarios
A cautious bid, a bid in line with the market and a bid with a strong chance of success, all in euros, based on the modelled value, comparable sales and how much buyers pay above the asking price in this municipality. -
Comparable sales from Kadaster
Actual purchase prices of nearby homes of a similar type and size, built around the same time, shown on a map and in a table and adjusted to today's prices. -
Modelled value and previous sales
The automated valuation with its estimated value range, this home's sales history and changes in its WOZ value over the years. -
Municipal property market figures
Time to sell, percentage paid above the asking price, price per m² and the market tightness indicator for this home type (NVM), so you know how much competition to expect. -
Questions for the estate agent
A tailored list of questions for the viewing, based on the year built, energy label, local risks, listing and photo analysis. -
Condition of the home based on photos
An image analysis model assesses the listing photos: overall condition, kitchen and bathroom, visible defects and an indicative refurbishment budget. -
Monthly housing costs for each bid
The monthly cost of each scenario: mortgage, purchase costs, municipal charges, energy and maintenance, compared with renting as an alternative. -
Includes everything on the free page
A summary covering the home, neighbourhood, energy, living environment, climate, safety and air traffic, all in one PDF.
Comparing several homes? 5 reports for € 39 per month, with extra reports at € 6 each. Not a valuation or a guarantee, but the figures to help you justify your bid.
Frequently asked questions about Laene 9
What type of home is Laene 9?
The home at Laene 9 in Franeker is a tussenwoning, built in 1930, 81 m² living area, 75 m² plot. It is in the Franeker Vliet Tuinen en Frisia neighbourhood, in the municipality of Waadhoeke.
What energy label does Laene 9 have?
The registered energy label is F (registered 28 February 2017). Average gas and electricity costs for a comparable home are € 177 per month.
Roughly how much is Laene 9 worth?
The indicative market value is between € 190.000 and € 213.000 (midpoint € 202.000, at Sep 2026 prices), calculated from WOZ values, asking prices and sales of comparable homes in the neighbourhood. This is an indication, not a valuation.
How quiet is it at Laene 9?
The annual average noise level at the façade is 62 dB Lden (noisy). The main source is air traffic.
Could Laene 9 flood?
Yes, in theory: flooding could cause water to reach a depth of up to 0,88 m here (significant). The probability of at least 20 cm of water is low (1 in 300 to 1 in 3,000 per year).
How safe is the neighbourhood around Laene 9?
In Franeker Vliet Tuinen en Frisia (neighbourhood), the police recorded 13 crimes per 1,000 residents per year, compared with 20 across the municipality and 45 nationally. Leefbaarometer rates liveability as very good.
What amenities are near Laene 9?
Average distances in the neighbourhood: large supermarket 700 m, GP 1,1 km, primary school 600 m, nursery 600 m (CBS). This page lists the nearest school, public transport stop, charging point and childcare facility, with their distances from this address.
Where does this data come from?
From public government sources: BAG and Kadaster (property details, plot), EP-Online (energy label), CBS (neighbourhood statistics, price index, energy use), RIVM (noise, air, light, greenery), Klimaateffectatlas and LIWO (heat, water), police open data and Leefbaarometer (safety), and ADS-B networks (air traffic). All calculations are indicative, not a valuation or advice.