Havenstraat 38D
Binnenstad, Maastricht
NeighbourhoodA sunny apartment in the heart of Maastricht
This apartment on Havenstraat 38D sits in the lively Binnenstad, the historic core of Maastricht. With its mix of shops, cafés and centuries-old streets, the area buzzes with energy day and night. The asking price of €450,000 is on the high side compared to the average for apartments in Maastricht, which typically go for around €6250 per square metre. Still, the home's central location and sunny terrace make it a distinctive option.
Inside the home
Built in 1981, this two-storey apartment offers three rooms, including two bedrooms, and a living area of 72 m² according to the agent. The BAG registration, however, lists 101 m². The home features a sunny rear terrace facing east, part of the homeowners' association, which charges a monthly contribution of €185.09. Heating is provided by a central heating boiler. The energy label is B, which is an efficient label, so expect moderate energy costs.
Life in the Binnenstad
The Binnenstad neighbourhood is compact and densely populated, with 2330 residents and a high proportion of young adults aged 15 to 25. It's a place where you'll find everything within walking distance, from supermarkets to cultural spots. Residents across the municipality of Maastricht give their living environment an average score of 7.45 out of 10, based on 37 reviews. One resident says: "everything perfect lovely people and many amenities." Another notes: "Born here, many homes are poor, damp and drafty and too expensive." A third resident mentions curious neighbours and a lack of parking, but also friendly elderly people and a decent shopping centre nearby.
Amenities and transport
Daily errands are a breeze: Ekoplaza is on your doorstep, Albert Heijn and Jumbo are just around the corner, and a GP and pharmacy are a couple of streets away. For primary education, Openbare Basisschool Binnenstad is a five-minute walk. Public transport is well within reach: bus stops at Vrijthof and Helmstraat, served by lines 3, 4 and 7, are just around the corner, and Maastricht train station is a ten-minute walk. The wider municipality of Maastricht offers plenty more.
WOZ value and address data
The WOZ value for 2025 is €447,000, based on the reference date 1 January 2025. The asking price is 1% above this value. Between 2020 and 2025, the WOZ value rose by 46%, from €307,000 to €447,000. As for address risks, these are area-level indications: road traffic noise is 38 dB, below the norm; railway noise is 22 dB, also below the norm; and aircraft noise is 37 dB, below the norm. The foundation risk indication is low, though 44% of buildings in this postcode area were built before 1970. Pluvial flooding risk is medium, while current flood risk is low and heat stress is medium, rising to elevated by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Vrijthof Makelaars.
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About Havenstraat 38D, Maastricht
How does the asking price compare to the WOZ value?
The asking price of €450,000 is 1% above the WOZ value of €447,000, which was set on 1 January 2025. This means the asking price is slightly higher than the municipal valuation, but the difference is small. The WOZ value is not the same as the market value, but it gives an indication of how the municipality values the property for tax purposes.
What is the layout of this apartment?
According to the agent, this apartment has three rooms, including two bedrooms, spread over two floors. The living area is listed as 72 m² by the agent, while the BAG registration states 101 m². The home also features a sunny rear terrace facing east, which is part of the homeowners' association. The monthly HOA contribution is €185.09.
What is the energy label and what does it mean for costs?
The energy label is B, which is an efficient label. This means the home is relatively energy-efficient compared to less efficient labels, so you can expect moderate energy costs. However, the label does not say anything about the actual condition of the building or installations. The home is heated by a central heating boiler.
What are the risks related to foundation, flooding, and noise?
These are area-level indications, not an inspection of this specific home. The foundation risk is low, though 44% of buildings in this postcode area were built before 1970. Pluvial flooding risk is medium, while current flood risk is low. Heat stress is medium now, but is expected to become elevated by 2050. Noise levels from road, rail, and air traffic are all below the relevant norms.
What amenities are nearby?
You'll find several supermarkets within a short walk: Ekoplaza is about 345 metres away, Albert Heijn about 424 metres, and Jumbo about 434 metres. A GP and pharmacy are also close by, at around 470 metres. For primary education, Openbare Basisschool Binnenstad is about 345 metres away. There are also many restaurants and a park within walking distance.
How is the public transport in this area?
The nearest bus stops are at Vrijthof and Helmstraat, both about 340-393 metres away, served by lines 3, 4 and 7. The train station Maastricht is about 872 metres away, which is roughly a ten-minute walk. This makes it easy to get around the city and beyond, though exact travel times depend on the destination.
What is the neighbourhood like?
The Binnenstad is the historic centre of Maastricht, with a high population density and many young adults. Residents across the municipality give their living environment an average score of 7.45 out of 10. Some praise the amenities and friendly people, while others mention issues like damp homes and a lack of parking. The neighbourhood has a mix of historic buildings and modern conveniences.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this property increased by 46%, from €307,000 to €447,000. This shows a significant rise in the municipal valuation over the period. The reference date for the 2025 value is 1 January 2025. This development is in line with the general trend in the area, though it does not guarantee future changes.
Is there a garden or outdoor space?
Yes, the apartment has a sunny rear terrace facing east, which is part of the homeowners' association. The terrace is a private outdoor space, though it is not a traditional garden. The monthly HOA contribution of €185.09 covers the maintenance of common areas, including this terrace.
How many homes are for sale in this neighbourhood?
In the Binnenstad neighbourhood, there are currently 28 homes for sale, with an average asking price of €727,107 and a median price of €582,000. The asking price of this apartment, €450,000, is below the neighbourhood average, but the living area is also smaller than average. The average price per square metre in the neighbourhood is €6,759.
Statistics for Binnenstad
Figures on residents, liveability and the housing market
| Sale price | €673,143 | €582,000 |
|---|---|---|
| Sale per m² | €6,248 | – |
| Rent price | €1,695 p/m | €1,687 p/m |
| Rent per m² | €20 p/m | – |
Experiences from Centrum
How residents experience their district
Neighbourhood is nice
Auto-translated to English by AIStatistics for Centrum
Figures on residents, liveability and the housing market
| Sale price | €653,035 | €502,106 |
|---|---|---|
| Sale per m² | €5,296 | – |
| Rent price | €1,668 p/m | €1,599 p/m |
| Rent per m² | €19 p/m | – |
Experiences from Maastricht
How residents experience their municipality
everything perfect lovely people and many amenities
Auto-translated to English by AIBorn here, many homes are poor, damp and drafty and too expensive
Auto-translated to English by AIPeople who don't know you will be curious; people have often peered into my house, and I mean really pressing their face against the window to peep. For "fun", young people have tried to kick my door in, which I think is going too far. Furthermore, there are curious, quiet, and friendly elderly people in the neighbourhood. Every kid here has a fatbike, of course. Lack of parking. Jumbo, Action, and Trekpleister in the area, plus a decent-sized shopping centre nearby. Generally, people are polite if you greet them. Rubbish could be collected more often, but that might be a Maastricht thing.
Auto-translated to English by AIThere is little greenery, few amenities, and the houses are extremely poorly insulated.
Auto-translated to English by AISafety has improved slightly in recent years. However, there is still nuisance, especially from September onwards, from illegal heavy fireworks Category 4/5 in the evening hours. At New Year's Eve, we ourselves call it a war zone here, you can no longer go outside safely and that for 48 hours. With dogs, it's a lot of stress for us. Something should be done about this, you have to flee your home, living enjoyment is legally required.
Auto-translated to English by AIPleasant surroundings and nice and quiet. In a word, great to live in!
Auto-translated to English by AIThere is little to do for young people
Auto-translated to English by AII have beautiful and less beautiful experiences. Too many outsiders are placed, sorry but it doesn't give a safe feeling. The little park is nice and pleasant for walking, but it's also an escape route. Install more cameras.
Auto-translated to English by AIStatistics for Maastricht
Figures on residents, liveability and the housing market
| Sale price | €490,075 | €429,533 |
|---|---|---|
| Sale per m² | €4,083 | – |
| Rent price | €1,607 p/m | €1,545 p/m |
| Rent per m² | €18 p/m | – |
Location and amenities
Havenstraat 38D, Maastricht
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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