Vijverstraat 2 - E
8801 TT Franeker · Franeker Binnenstad, Waadhoeke
- Apartment
- Year built 2013
- 79 m² reside
- A energy label
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In brief
Vijverstraat 2 - E in Franeker is a apartment from 2013 with 79 m² living area and energy label A, in neighbourhood Franeker Binnenstad (municipality Waadhoeke). The indicative market value is € 167.000 to € 184.000. Living environment: noise 56 dB (busy), air quality within WHO recommendation, 40% green within 500 m, in a flood up to 0,4 m of water. Neighbourhood livability: good.
Everything on this page comes from public registers and maps and is free. Collecting it yourself takes hours per property; here it’s gathered in one second. Under each section you can read what the figure means for living here.
Location
Value indication
Market
- +5,7% sale prices Fryslân in one year (CBS price index, Sep 2026)
- € 337.091 average sale price in the municipality of Waadhoeke in 2025 (CBS/Kadaster)
- € 197.000 average WOZ value neighbourhood Franeker Binnenstad (CBS 2024)
How the indication is composed
| Source | Baseline value | To current price level | Weight |
|---|---|---|---|
| 40 similar homes within 380 m median WOZ per m², indexed |
€ 2.228/m² | € 176.012 | 83% |
| Average of neighbourhood Franeker Binnenstad CBS WOZ 2024 (€ 197.000) / avg. 114 m² |
€ 1.728/m² | € 173.077 +26,8% since 2023 K1 |
17% |
Similar properties in the area (40 found)
- Vijverstraat 2 € 2.943/m² WOZ, indexed
- Botniasteeg 17 € 3.728/m² WOZ, indexed
- Botniasteeg 19 € 3.728/m² WOZ, indexed
- Parkstate 5 € 2.205/m² WOZ, indexed
- Parkstate 14 € 2.228/m² WOZ, indexed
- Parkstate 10 € 2.228/m² WOZ, indexed
Methodology: each source has been adjusted from its reference date to current price levels using the CBS price index for existing owner-occupied homes (by province, for Amsterdam, Rotterdam, The Hague and Utrecht by city; the most recent months use the national monthly index). The midpoint is the weighted average; the range follows from the spread between sources (minimum 5%). National government, location within the street, leasehold and property-specific details are not included. This is not an appraisal.
Features
- Home type
- Apartment
- Purpose of use
- Residential use
- Year built
- 2013
- Living area
- 79 m²
- Building area
- 1.203 m²
- Plot area
- 365 m²
- Energy label
- A (18 March 2024)
- Dwelling status
- In use
- Building status
- In use
- BAG address identifier
- 0070200000352211
- BAG residence object
- 0070010000352210
- BAG building
- 0070100000351975
Source and method
Basic Registration Addresses and Buildings (Kadaster) and the energy label register. Plot area is the total cadastral area; for apartments this is the entire building plot.
Plot, soil and zoning
In a protected city or village view: the streetscape is preserved, but extra rules apply to the façade, roof and window frames. Foundation issues are uncommon in this neighbourhood. The ground is subsiding slightly, as in many peat and clay areas; occasional raising of the garden and paving is to be expected.
- Parcel area (BAG)
- 365 m² the entire building plot
- Protected urban or village view
- Franeker nationally protected townscape (RCE); extra rules for the exterior
- Foundation risk in Franeker Binnenstad
- 7,8% of homes at risk of pile rot (high) 2050 high scenario 7,9%, subsidence 0,5%; municipality Waadhoeke 1,7% — Climate Impact Atlas (Deltares/KCAF)
- Soil subsidence in Franeker Binnenstad
- −2,9 mm per year shallow −0,3 mm; municipality Waadhoeke −1,6 mm
- Kadaster, elevation, zoning, soil
- being retrieved…
Source and method
Plot: Kadaster (BRK, via PDOK; the parcel boundary is shown on the map above). Elevation: Actueel Hoogtebestand Nederland. Zoning: ruimtelijkeplannen.nl (zoning plans up to 1-1-2024; newer rules are in the municipality's environmental plan). Soil and foundation: Klimaateffectatlas (CC BY 4.0) and RVO/KCAF. Indicative only, not structural or legal advice.
Energy and heat
An efficient property: low energy costs, a comfortable indoor climate and more favourable mortgage terms at many banks. Further sustainability measures yield little additional benefit here. A comparable property spends per year about € 702 less more on energy than the average property in Franeker Binnenstad.
Energy label
A registered label (NTA 8800)
- Recorded on
- 18 March 2024
- Label A or better in Franeker Binnenstad
- 22% of the homes
Recorded by a certified assessor according to the current method.
Consumption and costs
€ 115 per month at an average consumption
- Natural gas
- 420 m³ per year; neighbourhood 890
- Electricity
- 1.830 kWh per year; neighbourhood 2.020
- Costs per year
- € 1.382 gas € 583, electricity € 475, fixed costs € 324
- Average home in Franeker Binnenstad
- € 2.084 per year
- Solar panels
- 5% of comparable homes; neighbourhood 13%
Source and method
Average supply to homes of this type, this size and construction period (CBS 2025, temperature‑corrected), at average consumer tariffs of Sep 2026 (CBS: 1,39 per m³ and 0,26 per kWh including tax, with fixed charges and energy tax reduction). Actual consumption depends on occupants and installation.
Heat transition and subsidy
- Heating in Franeker Binnenstad
- 86% central heating boiler, 2% block heating, 1% district heating, 2% electric 2022
- Geothermal potential
- Unfavourable Slochteren formation, WarmteAtlas
- Heat network
- no district heating network or known plan in this neighbourhood
ISDE 2026 (€ 500 million): subsidy for insulation, (hybrid) heat pump, solar water heater, ventilation and a connection to a heat network (fixed € 3.775); heat pumps from about € 500 to over € 13.000 depending on type and capacity. Apply to RVO after installation. ISDE at RVO · Energy subsidy guide (including municipal schemes)
Labels in Franeker Binnenstad
Source and method
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 Key Figures; district heating networks, plans, pilots and heating mix WarmteAtlas (RVO, neighbourhood level; plans assigned to the neighbourhoods whose centroid lies in the plan area); ISDE: RVO. Indicative only, not energy advice.
Monthly costs: buying or renting
Use your own purchase price, rent and assumptions. All amounts are adjustable; the result is an indication.
Rent: point system and yield
Mid-rent (regulated since July 1, 2024): a new tenant may pay at most about € 974 per month, even if market rent is higher. That protects tenants; for investors it limits returns.
Housing valuation (WWS)
approx. 134–164 points Mid-rent (regulated)
0143186260+
| Component | Points |
|---|---|
| Area 79 m² usable floor area: rooms 1 point/m², other spaces 0.75, circulation space 0 |
65–73 |
| Energy performance energy label A, multi-family home |
37 |
| WOZ value € 158.400: 1 point per € 16.954 and per € 268 per m² (90% of the value estimate (no WOZ value known)) |
17 |
| Heating 2 points per heated room, approx. 3 rooms |
4–8 |
| Kitchen and sanitary assumed: kitchen sink, toilet, washbasin, shower or bath |
11–24 |
| Outdoor space balcony 0–8 m² assumed |
0–5 |
| Total | 134–164 |
€ 974 maximum rent per month for 149 points (2026)
At 134–164 points: € 871 to € 1.077 per month.
144 to 186 points. Kitchen, sanitary fittings, heating and outdoor space are not known per dwelling and are given as a range; verify them with the Rent Price Check from the Huurcommissie. Rent price check
Renting and yield
No rentals of this type found nearby to estimate market rent.
- Maximum rent according to the points system
- € 974 per month
Affordable Rent Act (since July 1, 2024): up to and including 186 points the rent is regulated and the maximum rent also applies to new contracts; the landlord must provide the points calculation. Yield: base rent, value indication, costs as assumptions; not financial advice.
Source and method
Determines residential rent prices, annex I (point system 2026: energy label since 1 July 2024, WOZ €1 point per €16,954 and per €268 per m², WOZ share maximum 33% from 187 points) and Implementation Regulation residential rent prices, annex I (maximum rent limits 2026). Area and type: BAG; energy label: EP‑online; WOZ: own database; monuments: RCE.
Neighbourhood, district and municipality
Franeker Binnenstad
- Homes
- 913
- Residents
- 1.360
- Avg. WOZ value
- € 197.000
- Owner-occupied homes
- 39%
- Avg. year built
- 1927
- Most common
- Apartment (58%)
Franeker
- Homes
- 6.279
- Residents
- 13.080
- Avg. WOZ value
- € 243.000
- Owner-occupied homes
- 62%
- Avg. year built
- 1964
- Most common
- Mid-terrace house (30%)
Waadhoeke
- Homes
- 20.737
- Residents
- 46.857
- Avg. WOZ value
- € 256.000
- Owner-occupied homes
- 68%
- Avg. year built
- 1961
- Most common
- Detached (31%)
Homes in this neighbourhood on the map Franeker · Fryslân (Friesland)
Amenities and accessibility
You can walk to the shops. A primary school is within walking distance, convenient for families. A public transport stop is around the corner. A moderately urban setting: the middle ground between city and village.
- Large supermarket
- 400 m avg. distance in the neighbourhood
- General practice
- 800 m avg. distance in the neighbourhood
- Primary school
- 400 m avg. distance in the neighbourhood
- Daycare
- 300 m avg. distance in the neighbourhood
- Nearest primary school
- 230 m Rooms Katholieke Basisschool De Kabas
- Nearest public transport stop
- 40 m Franeker, Voorstraat · bus · 6 vertrekken per uur overdag
- Nearest charging point
- 80 m Voorstraat 71A - TotalEnergies
- Nearest childcare
- 30 m Koolstra
- Nearest transmitter mast
- 250 m Zendmast 2G, 4G, 5G · 3 antennes · 23,8 m hoog · veilige afstand 5 m
- Schools within 3 km
- 5
- Urbanity
- Moderately urban 1.355 addresses per km²
Source and method
Road distances, averaged for all residents of the neighbourhood (CBS). School (DUO), transit stop (OVapi/GTFS, departures on a weekday), antenna mast (Antenneregister), charging point and childcare: straight-line from this address, from our own database.
Living environment: noise, water, air, light and green
Noise
56 dB Busy
up to 45 dB very quietabove 70 dB extreme
- Road traffic
- 50 dB
- Train traffic
- below 40 dB
- Air traffic
- 42 dB
- Wind turbines
- below 40 dB
- Road traffic, at night
- 40 dB
- Train traffic, at night
- 15 dB
In neighbourhood Franeker Binnenstad, 10% of the homes are noisier than this address; the average there is 55 dB.
Loud: above the WHO recommendation for road traffic (53 dB). Traffic is a constant part of the sound in house and garden; good glazing and ventilator vents with attenuation make the difference for the bedrooms. The main source is road traffic (50 dB).
Source and method
Lden: annual average noise exposure over day, evening and night (RIVM noise maps 2020, air traffic 2022, wind turbines 2024, 10 m grid). A rough indication, not a façade measurement. WHO advises a maximum of 53 dB for road traffic and 45 dB for air traffic.
Flooding
0,40 m Limited
If this area floods, water depth here can reach up to 0,40 m according to the map.
- Homes in Franeker Binnenstad that may flood
- 96%
- Of which more than 0.5 m
- 53%
- Maximum depth in the neighbourhood
- 1,62 m
Limited: in a flood, water reaches knee height in the street. This means damp crawl spaces and gardens, rarely damage to the living floor. A raised threshold and a dry crawl space keep damage minimal. The chance of it happening is extremely small (less than 1 in 30,000 per year): the depth says what happens then, the probability how often.
Source and method
LIWO (Rijkswaterstaat), map of maximum water depth in a flood, 25 m raster; flood probability: Climate Impact Atlas. The depth says nothing about the probability that it happens; dikes and defences are designed for that probability.
Air quality
- NO₂ 6,0 µg/m³ within WHO recommendation
- PM2,5 6,3 µg/m³ above WHO recommendation
- PM10 12,6 µg/m³ within WHO recommendation
Polluted air: above the European 2030 standard, usually caused by a busy road, industry or intensive livestock farming nearby. This is relevant for people with respiratory issues and for young children; ventilating on the quiet side of the house helps.
Average in Franeker Binnenstad: NO₂ 6,0, PM2.5 6,3 µg/m³.
Source and method
Annual average concentrations at 25 m (RIVM, most recent map). Dash in the bar: WHO guideline value (NO₂ 10, PM2.5 5, PM10 15 µg/m³); the colour compares with the WHO guideline and the EU standard for 2030.
Night lighting
Dimmed
darkvery clear
Average in Franeker Binnenstad: dimmed.
Dimmed: some street lighting, but no glow over the neighbourhood. Good for sleep; the Milky Way is no longer visible here.
Source and method
Artificial light measured upwards by satellites (RIVM light emission map 2023, 375 m raster), ranked relative to all Dutch homes: dark is the darkest 20%, very bright the brightest 10%.
Green in the neighbourhood
40% green within 500 m
Average in Franeker Binnenstad: 41%.
Average greenery for a Dutch residential neighbourhood: a mix of gardens, public green and paving. A park or green space within a few minutes’ walk makes a difference on hot days.
Source and method
Share of green (grass, shrubs, trees) in the 500 m cell around this address (RIVM green map 2022). Half of Dutch homes have more than 52% green within 500 m; one in ten has less than 32%.
Air traffic above this address
During the measurement period no aircraft below 3,000 m were seen within 2 km of this address: air traffic does not affect daily life here.
Measured, past 7 days
0 aircraft below 3,000 m observed within 2 km
Measured since 26 October, a snapshot of all aircraft over the Netherlands every 5 minutes.
Now in the air
Loading aircraft within 15 km…
Airports and noise map
- Vliegbasis Leeuwarden
- 15,5 km militaire vliegbasis, O
- Ameland Airport
- 30,9 km vliegveld, N
- Vliegveld Drachten
- 40,1 km vliegveld, O
- RIVM aircraft noise map
- 42 dB Lden
Rule of thumb: a passenger aircraft at 1,000 m altitude produces an outdoor peak of about 60–65 dB (a loud conversation), at 300 m already 75–80 dB. Above 3,000 m it fades into background noise.
Source and method
ADS‑B position messages from the aircraft themselves via the open networks adsb.lol and adsb.fi; Huisleon takes a snapshot every 5 minutes of all aircraft below 3,000 m over the Netherlands and converts the number of passages within 2 km using the measured speed. Military and some small aircraft do not transmit position and are missing. Noise contour: RIVM Atlas Leefomgeving, air traffic 2022. Indicative, not a façade noise measurement.
Climate and safety
Even on hot days the heat stress around the house remains moderate; the surroundings cool down reasonably in the evening.
Heat
41–43 °C extreme heat stress
Apparent temperature on a hot summer day (2022), measured 1 m from the house.
- Urban heat island effect
- 0,6–0,8 °C warmer than the surrounding area
- Warm nights (20 °C or more)
- 6–7 nights per year
- Distance to a cool spot
- 0–200 m
- Average in Franeker Binnenstad
- 45 °C feels-like temperature
Water
Extremely small flood risk
Chance of at least 20 cm of water due to a dike breach or high water: less than 1 in 30,000 per year. Maximum depth if it occurs: 0,40 m.
- Surface water from a cloudburst (70 mm/hour)
- no power line directly along the house
- Groundwater nuisance in 2050
- Very large increase
- Dry floor in Franeker Binnenstad
- 84% of the homes in the worst flooding
- Homes in Franeker Binnenstad with moderate or high likelihood
- 0%
External safety
- High-voltage line
- 1,2 km 110 kV
- Wind turbine
- 1,1 km Windturbine 900 kW, ashoogte 40 m · rotor 52 m · here approx. 36 dB
- Turbine noise at this address
- 31 dB Lden according to the RIVM noise map wind turbines
- Risky activities within 1 km
- Aardgasstation, buisleiding, industrie, tanken brandstoffen
- Nearest hazardous company
- Gasunie / Liander 710 m
In Franeker Binnenstad 0% of the homes lie within the magnetic field zone of a high‑voltage line and 17% within 1 km of a wind turbine.
Source and method
Heat, water and groundwater: Climate Impact Atlas 2026 (CC BY 4.0; perceived temperature and heat island 2022, flood probability and water depth from national flood scenarios, groundwater nuisance probability 2050 high scenario, flow paths for 70 mm rainfall in one hour). High-voltage lines: RIVM Netkaart with calculation distances (magnetic field zone); wind turbines: RIVM; hazardous activities: Register Externe Veiligheidsrisico's via RIVM Atlas Leefomgeving (activities with an area of concern within 1 km). Indications based on maps, not measurements.
Safety and livability
Liveability in neighbourhood Franeker Binnenstad
Good Liveability meter 2024, class 7 of 9
- Physical environment: sufficient
- Homes: more than sufficient
- Amenities: sufficient
- Social cohesion: sufficient
- Nuisance and insecurity: sufficient
Liveability meter 3.0 (BZK): estimated assessment of liveability, in nine classes, with five dimensions relative to the national average. More about this neighbourhood
Crimes in neighbourhood Franeker Binnenstad
57 per 1,000 inhabitants per year -26% compared with the previous year
- Registered Sep 2025 – Aug 2026
- 77
- District Franeker
- 28 per 1,000
- Municipality Waadhoeke
- 20 per 1,000
- Netherlands
- 45 per 1,000
- Residential burglaries per 1,000 homes
- 0,0 0 burglaries
Most common
- Fietsdiefstal
- 14
- Winkeldiefstal
- 11
- Mishandeling
- 9
- Bedreiging
- 5
Around the national average. The figure is mainly determined by theft and vandalism; it says little about how safe the street feels — for that the Leefbaarometer dimension “nuisance and insecurity” is relevant. Burglary is uncommon here.
Source and method
Police, registered crimes per neighbourhood (CBS/police open data, monthly figures). Small neighbourhoods yield small counts; read the figure together with the number of residents and dwellings. Not every crime is reported.
Are you going to bid on Vijverstraat 2 - E? Know what the property is really worth.
The free page gives the facts. The report answers the question that matters: what should I offer? Three scenarios in euros, backed by the actual sale prices of comparable homes from the Kadaster, the model value, the municipality’s overbidding figures and the condition of the house in the photos. Plus the questions you should ask the estate agent before you sign.
Calculation example: An offer that is 2% too high already costs € 9.000 on a € 450.000 property. The report costs € 19.
-
Bidding strategy with three scenarios
A cautious, market‑conform and promising offer in euros, derived from the model value, comparable sales and how often buyers in this municipality pay above the asking price. -
Comparable sales from the Kadaster
The actual sale prices of homes in the area that are similar in type, size and construction period, on the map and in a table, indexed to today. -
Model value and previous sales
The automated valuation with range, the sales history for this address and the WOZ development over the years. -
Municipal market figures
Selling time, overbid percentage, price per m² and the tightness indicator for this property type (NVM), so you know how much competition to expect. -
Questions for the agent
A tailored list of questions for the viewing, derived from year of construction, energy label, environmental risks, the advertisement and the photo analysis. -
Condition of the property from the photos
An image model assesses the advertisement photos: general condition, kitchen and bathroom, visible defects and a renovation budget as an indication. -
Monthly costs per offer
What each scenario costs per month: mortgage, transfer costs, municipal charges, energy and maintenance, alongside renting as an alternative. -
Everything from the free page included
Property, neighbourhood, energy, living environment, climate, safety and air traffic in one summary, so everything is in a single PDF.
Compare multiple homes? 5 reports for € 39 per month, additional reports € 6 each. Not an appraisal and no guarantee, but the numbers you can use to support an offer.
Frequently asked questions about Vijverstraat 2 - E
What type of property is Vijverstraat 2 - E?
Vijverstraat 2 - E in Franeker is a appartement, built in 2013, 79 m² living area. The address is located in neighbourhood Franeker Binnenstad, municipality Waadhoeke.
What energy label does Vijverstraat 2 - E have?
The registered energy label is A (registered 18 March 2024). A comparable property spends on average € 115 per month on gas and electricity.
What is Vijverstraat 2 - E roughly worth?
The indicative market value ranges from € 167.000 to € 184.000 (midpoint € 176.000, price level Sep 2026), calculated from WOZ values, asking prices and sales of comparable properties in the neighbourhood. This is an indication, not an appraisal.
How quiet is it at Vijverstraat 2 - E?
The annual average noise level at the façade is 56 dB Lden (busy). The main source is road traffic.
Can Vijverstraat 2 - E flood?
Yes, in theory: in a flood water here can rise up to 0,40 m (limited). The chance of at least 20 cm of water is extremely small (less than 1 in 30,000 per year).
How safe is the neighbourhood of Vijverstraat 2 - E?
In neighbourhood Franeker Binnenstad the police registered 57 crimes per 1,000 inhabitants per year, against 20 in the municipality and 45 nationwide. The Leefbaarometer rates the liveability as good.
Which amenities are near Vijverstraat 2 - E?
Average distances in the neighbourhood: large supermarket 400 m, GP 800 m, primary school 400 m, daycare 300 m (CBS). The nearest school, public transport stop, charging point and childcare are listed on this page with their distance to this address.
Where do these data come from?
From public government sources: BAG and Kadaster (attributes, parcel), EP-Online (energy label), CBS (neighbourhood statistics, price index, energy consumption), 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 an appraisal or advice.