Koudenhorn 86RD
Bakenes, Haarlem
AreaA canal-side classic in the heart of Haarlem
This 1880 canal house sits on the Koudenhorn, right in the middle of Haarlem's old town, with water views and a peaceful setting. It's a five-minute walk to the Grote Markt, and the Bakenes neighbourhood around it is one of the city's most charming corners. The asking price of €995,000 is on the high side compared to other apartments in Haarlem, but this is no ordinary apartment.
Inside the house
The agent describes this as a between-walls canal house spread over four floors, with five rooms, two bedrooms and one bathroom. The living area is listed at 118 m² by the agent, while the BAG registration records 192 m². The home has a roof terrace, full ownership, and insulation including roof, wall and floor insulation plus double and HR glazing. Heating comes from a central heating boiler with partial underfloor heating.
Life in Bakenes
Residents of the Oude Stad district, where Bakenes sits, give their living environment an average of 8.1 out of 10, based on eleven reviews. One resident says: "Beautiful neighbourhood...shops nearby, bus connections nearby." Another notes: "Lovely neighbourhood to live in, old part of the city. Cleaning and greenery leave something to be desired." The neighbourhood itself is home to about 2,040 people, many of them single-person households. It's a lively, historic area where the old and new Haarlem meet. For a closer look at what the Bakenes neighbourhood has to offer, the data paints a picture of a compact, urban community.
Amenities and transport
Daily life here is easy. The Dekamarkt is just around the corner for groceries, and the Albert Heijn is a ten-minute walk away. For primary education, Openbare Basisschool De Kring is a couple of streets away, and the Stedelijk Gymnasium Haarlem is within walking distance for secondary school. The GP practice Huisartsenpraktijk te Slaa is just around the corner, and the Teyler Apotheek is a five-minute walk. Bus line 15 stops at Papentorenvest on your doorstep, and Haarlem train station is a ten-minute walk. All of this sits within the municipality of Haarlem, a city known for its historic centre and cultural scene.
WOZ value and address data
The WOZ value for this home is €747,000, based on the reference date 1 January 2025. The asking price is 33% above that value. Over the past five years, the WOZ value has risen significantly, reflecting the strong market in this part of Haarlem. As for the address itself, the noise level from road traffic is 54 dB Lden, which is above the standard, while rail and air traffic noise stay below their norms. The foundation risk indication is medium, an area-level signal given the pre-1970 construction. Pluvial flooding risk is elevated, and current flood risk is medium, though it's expected to drop to low by 2050. Heat stress is currently medium and is projected to stay that way. These are all area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, this home is offered via two channels, including Kramer & Partners Makelaars. The listing does not state the energy label, so that information is missing from the agent's publication.
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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 Koudenhorn 86RD, Haarlem
How does the asking price compare to the WOZ value?
The asking price of €995,000 is 33% above the WOZ value of €747,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. This difference is a fact about the listing, not a judgement on whether the price is fair.
What is the layout of this apartment?
According to the agent, this canal house has five rooms, two bedrooms and one bathroom, spread over four floors. The living area is listed as 118 m² by the agent, while the BAG registration records 192 m². There is a roof terrace, and the property is in full ownership. The agent also mentions insulation including roof, wall and floor insulation, plus double and HR glazing.
What is the energy label of this home?
The agent has not published this information. Without the label, it's not possible to say how energy-efficient the home is. The home was built in 1880, which may give some indication of its construction, but the label itself is unknown.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data. This is because the home was built before 1970, and in this postcode area, 100% of properties date from before that year. Additionally, 3% of properties in the neighbourhood have an elevated risk of pile rot, according to the Klimaateffectatlas. These are indications for the area, not an inspection of this specific home.
What are the noise levels like at this address?
The noise level from road traffic is 54 dB Lden, which is above the Dutch standard. Rail traffic noise is 48 dB Lden, and air traffic noise is 41 dB Lden, both below their respective standards. These figures come from public data for the address and are area-level indications, not measurements taken at the property itself.
What supermarkets are nearby?
The nearest supermarket is Dekamarkt, just around the corner at about 265 metres. Albert Heijn is about 611 metres away, a ten-minute walk. There are also other options like AH to go and Jumbo within a short distance. For daily groceries, you have several choices within easy walking distance.
Which schools are close to this home?
For primary education, Openbare Basisschool De Kring is about 385 metres away, and Veronica Jenaplanschool is about 488 metres. For secondary education, the Stedelijk Gymnasium Haarlem is about 755 metres away. These are all within walking distance, making the school run manageable on foot.
How is the public transport connection?
The nearest bus stop is Haarlem, Papentorenvest, about 199 metres away, served by bus line 15. Another stop, Haarlem, Gedempte Oostersingelgr., is about 244 metres away with line 244. Haarlem train station is about 803 metres away, a ten-minute walk. This gives you good options for getting around the city and beyond.
What is the neighbourhood like according to residents?
Residents of the Oude Stad district, which includes this neighbourhood, rate their living environment 8.1 out of 10 on average, based on eleven reviews. One resident says: "Beautiful neighbourhood...shops nearby, bus connections nearby." Another notes: "Lovely neighbourhood to live in, old part of the city. Cleaning and greenery leave something to be desired." These reviews reflect the district as a whole, not just this specific street.
Why are there no property details in this listing?
The listing does not state the energy label. This is the only missing field according to the agent's publication. The address itself is complete, so location and neighbourhood data are accurate. The absence of the energy label means you cannot assess the home's energy efficiency from the listing alone.
