Ruiven, Delft
Neighbourhood research for Ruiven — safety, schools, livability and property values from official government data.
Ruiven in Delft scores 3.0 out of 5 on the government's Leefbaarometer livability index. Reported crime here is classified as moderate relative to other Dutch neighbourhoods.
At €463.000, the average WOZ value here runs 32% above what's typical for Delft as a whole. That's 16% above the Dutch national average. Zooming out, Delft-wide sale prices rose 10.7% over the past year, and recent buyers across the wider region paid 3.9% over asking, with homes selling in a median of 31 days — a sense of the competition to expect, even if it doesn't map exactly onto this street.
A few things worth weighing before you commit: background noise (road, rail and air traffic combined) averages 69 dB across the area, on the loud side; foundation risk near the centre of the neighbourhood is rated moderate — for pre-1970 homes, ask for a foundation inspection before you bid; known soil contamination has been recorded nearby — worth asking the seller or municipality for details.
Livability
Average
Avg. WOZ value
€463.000
Crime risk
Moderate
Based on 6 government sources · Last updated 27 August 2026
Frequently Asked Questions
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All neighbourhoods in Delft →What does a home in Ruiven cost?
Average WOZ value
€463,000
The WOZ value is the municipality's own valuation, set as of 1 January the previous year. In a rising market asking prices in Ruiven usually sit above it — treat this as a floor, not a market value.
Gross annual income needed to borrow that amount
€80,500
One income, no student debt or other loans, 30-year annuity at 4.4%, using the 2026 Nibud standards. Buyer's costs come on top and cannot be added to the mortgage. On two incomes the bar is lower.
Further reading
What is the WOZ value and why does it matter?
The WOZ value determines your municipal taxes and is used by banks as an indication of property value.
Foundation problems: which houses, and what it costs
Pile rot and subsidence mainly affect pre-war homes on peat and clay. Repair routinely costs more than a renovation.
How does bidding on a house work in the Netherlands?
Unlike many countries, the asking price in the Netherlands is often just a starting point for negotiation.