Heksenberg, Heerlen
Neighbourhood research for Heksenberg — safety, schools, livability and property values from official government data.
On the Leefbaarometer, Heksenberg in Heerlen scores 3.0/5 for overall livability. Most homes are owner-occupied (73%). Safety stands out here — the sub-score is 2.1/5 — clearly below average on the Leefbaarometer.
The average home here carries a WOZ value of €207.000 — 3% below the Heerlen average. That's 48% below the Dutch national average. Zooming out, Heerlen-wide sale prices rose 5.3% over the past year, and recent buyers across the wider region paid 2.6% over asking, with homes selling in a median of 33 days — a sense of the competition to expect, even if it doesn't map exactly onto this street.
Before you fall for a listing here, a few things to check: crime here has been trending down, about 16% lower than a year ago; foundation risk near the centre of the neighbourhood is rated high — for pre-1970 homes, ask for a foundation inspection before you bid.
Livability
Average
Avg. WOZ value
€207.000
Crime risk
Moderate
Based on 6 government sources · Last updated 14 September 2026
Frequently Asked Questions
Similar neighbourhoods in Heerlen
Neighbourhoods in a similar price and livability range
All neighbourhoods in Heerlen →What does a home in Heksenberg cost?
Average WOZ value
€207,000
The WOZ value is the municipality's own valuation, set as of 1 January the previous year. In a rising market asking prices in Heksenberg usually sit above it — treat this as a floor, not a market value.
Gross annual income needed to borrow that amount
€41,500
One income, no student debt or other loans, 30-year annuity at 4.5%, 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.
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.
Buyer’s costs (k.k.) — what do you pay on top?
Budget 4–6% on top of the purchase price. Here’s an overview of all additional costs.