Lem Dulstraat 51
Nieuwe Markt en omgeving, Gouda
NeighbourhoodA central apartment in Gouda's old town
This apartment on Lem Dulstraat 51 sits in the heart of Gouda, in the Nieuwe Markt e.o. neighbourhood. The area is lively and urban, with the city's amenities just around the corner. Built in 1987, the home has an energy label C. At €315,000, the asking price is on the high side compared to the average for apartments in Gouda, but it reflects the central setting.
Inside the home
The apartment spans one floor on the second storey, with three rooms, two bedrooms and one bathroom. The living area is 82 m², matching the BAG registration. There is a balcony, and the home is fully owned. According to the agent, the insulation consists of partial double glazing and wall insulation, and heating runs on a central heating boiler. The monthly homeowners' association fee is €254.38.
Life in Nieuwe Markt e.o.
Residents of the district give their living environment an average score of 6.4, based on four reviews. One resident says: "My living place is ideal, I enjoy it and we live centrally. It's a cosy neighbourhood with supermarkets within walking distance, the station a 5-minute bike ride away, and there's plenty of greenery." Another notes: "The houses are really ugly, everything is expensive. No students. All possible amenities in the neighbourhood." The neighbourhood has 1,490 inhabitants, and the average household size is 1.5. The area is very strongly urban, with a high address density. For more on the Nieuwe Markt e.o. neighbourhood, follow the link.
Amenities and transport
Daily life is easy here. The Coop is on your doorstep, and the Albert Heijn is just around the corner. The Casimirschool is a couple of streets away, and the nearest GP practice, Huisartsen Gouda Centrum, is a five-minute walk. The pharmacy, Apotheek Neumann, is right next door. Bus stop Gouda, Centrum, with lines 3, 106, 196, 307, 497 and 996, is just around the corner, and Gouda station is a ten-minute walk. The hospital, Groene Hart Ziekenhuis, is also within walking distance. The municipality of Gouda offers all this and more.
WOZ value and address data
The WOZ value for 2025 is €300,000, based on the reference date 1 January 2025. The asking price is 5% above this value. Between 2020 and 2025, the WOZ value rose by 56%, from €192,000 to €300,000. As for the address, the noise level from road traffic is 57 dB Lden, which is above the norm, while railway and aircraft noise are below the norm. The foundation risk indication is low, but the soil is peat, which is sensitive to settling. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via two channels, including Slingerland Makelaardij.
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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 Lem Dulstraat 51, Gouda
How does the asking price compare to the WOZ value?
The asking price of €315,000 is 5% above the WOZ value of €300,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre is €3,841, based on the agent's listed living area of 82 m².
What is the layout of this apartment?
The apartment has three rooms, including two bedrooms and one bathroom, spread over one floor. It is located on the second storey and has a balcony. The living area is 82 m², according to both the BAG registration and the agent. The home is fully owned, and there is a monthly homeowners' association fee of €254.38.
What is the energy label and what does it mean?
The energy label is C. This label indicates the energy performance of the home, but it does not say anything about the structural condition. With label C, you can expect moderate energy costs. The agent mentions that the home has partial double glazing and wall insulation, and heating is provided by a central heating boiler.
What are the noise levels like at this address?
According to public data, the noise level from road traffic is 57 dB Lden, which is above the Dutch noise norm. Railway noise is 38 dB Lden and aircraft noise is 36 dB Lden, both below the norm. These are area-level indications based on the address, not measurements inside the home.
What is the foundation risk for this property?
The foundation risk indication for this address is low. However, the soil consists of peat, which is sensitive to settling. In the area, 2% of buildings have an elevated risk of pile rot, according to the Klimaateffectatlas. This is an area-level indication, not an inspection of this specific home.
Which supermarkets are nearby?
The nearest supermarket is the Coop, just 111 metres away, so on your doorstep. The Albert Heijn is 255 metres away, and a SPAR is 455 metres away. There are also a SPAR express and a Lidl within about 900 metres. This makes daily grocery shopping very convenient.
What schools are in the area?
The nearest primary school is the Casimirschool, about 317 metres away. Other nearby schools include the r.k. basisschool St. Aloysius at 524 metres and the Prinses Julianaschool at 605 metres. There are also special education options like Auris Taalplein within walking distance.
How is the public transport connection?
The bus stop Gouda, Centrum is 254 metres away, with lines 3, 106, 196, 307, 497 and 996. Gouda station is about 605 metres away, a ten-minute walk, and offers both bus and train connections. The nearest train station is Gouda, which is well connected.
What do residents say about living in this district?
Residents of the district give an average score of 6.4, based on four reviews. One resident says: "My living place is ideal, I enjoy it and we live centrally. It's a cosy neighbourhood with supermarkets within walking distance, the station a 5-minute bike ride away, and there's plenty of greenery." Another notes: "The houses are really ugly, everything is expensive. No students. All possible amenities in the neighbourhood."
How does the price per m² compare to the neighbourhood average?
The asking price per square metre is €3,841, based on the agent's listed living area of 82 m². The average asking price per square metre in the neighbourhood is €4,603, so this apartment is priced below that average. However, the total asking price is 44% below the neighbourhood average asking price of €564,200.
Experiences from Nieuwe Markt en omgeving
How residents experience their neighbourhood
So far, the people who live here are quite to themselves; I don't hear much from the neighbours or hardly see them. During the day it's nice in the city, and despite the noise sometimes, I find sleeping easy too. In the evening, I find the neighbourhood a bit scary to walk through, sometimes some odd characters and there are some deals I've seen, but I don't get involved, I just live safely so far! Green in the city is almost nowhere to be seen, maybe more maintenance for plants or trees?
Auto-translated to English by AIStatistics for Nieuwe Markt en omgeving
Figures on residents, liveability and the housing market
| Sale price | €564,200 | €411,500 |
|---|---|---|
| Sale per m² | €4,603 | – |
| Rent price | €1,845 p/m | €1,845 p/m |
| Rent per m² | €20 p/m | – |
Experiences from Binnenstad
How residents experience their district
My living place is ideal, I enjoy it and we live centrally. It's a cosy neighbourhood with supermarkets within walking distance, the station a 5-minute bike ride away, and there's plenty of greenery. (Even in the city centre) However, my downstairs neighbour is fierce and unfriendly, people don't quickly help each other, and it's scary to walk the streets at night as a woman.
Auto-translated to English by AIThe houses are really ugly, everything is expensive. No students. All possible amenities in the neighbourhood. King's Day is always way too busy. Very little greenery, and there are often bits of plastic and stuff lying in the street. There might be a neighbourhood get-together but only 8 people go.
Auto-translated to English by AISo far, the people who live here are quite to themselves; I don't hear much from the neighbours or hardly see them. During the day it's nice in the city, and despite the noise sometimes, I find sleeping easy too. In the evening, I find the neighbourhood a bit scary to walk through, sometimes some odd characters and there are some deals I've seen, but I don't get involved, I just live safely so far! Green in the city is almost nowhere to be seen, maybe more maintenance for plants or trees?
Auto-translated to English by AINieuwe Park Oost is a cosy neighbourhood, and you definitely notice that at the annual neighbourhood barbecue. But sometimes there is noise nuisance in the evenings or when there is an event in the city centre. In the summer this is worse due to several groups of loitering youths playing music and shouting in various places in the park.
Auto-translated to English by AIStatistics for Binnenstad
Figures on residents, liveability and the housing market
| Sale price | €572,310 | €430,873 |
|---|---|---|
| Sale per m² | €4,278 | – |
| Rent price | €1,704 p/m | €1,704 p/m |
| Rent per m² | €18 p/m | – |
Experiences from Gouda
How residents experience their municipality
Little greenery, often a lot of rubbish. But there are good small businesses and supermarkets in the neighbourhood.
Auto-translated to English by AII think it's a cosy and nice neighbourhood where I feel very safe.
Auto-translated to English by AIThe neighbourhood is safe, social and is growing towards a better environment and in terms of facilities.
Auto-translated to English by AIQuite a lot of Poles
Auto-translated to English by AIIt's a great neighbourhood, with many growing children and families, unfortunately the education in Goverwelle is not so good and the good primary schools are far away.
Auto-translated to English by AIMany trees cut down Kazerne Why ???? make the rest a bit cosy yourself RINUS
Auto-translated to English by AIIt's a shame that the people in the Jozefhof hardly connect with each other; the owner-occupied apartments do, but the rental apartments have little interaction with each other. That might also be because the young people all work. But even when a neighbourhood party is organised, I don't see them either; making connections is not a thing, not even with the joy and sorrow fund. And what I also miss in this neighbourhood is a community centre; quite a lot of elderly people live here, which is a pity. And there are also people in this neighbourhood who are alone and lonely. Accessibility is good, safety could always be better. In the apartment complex, we sometimes have unwanted guests. Facilities are good; shops around the corner, GP and station are around the corner. Daily amenities are available.
Auto-translated to English by AINo problems, just put in a bit of effort yourself, if everyone does that it's fine
Auto-translated to English by AIStatistics for Gouda
Figures on residents, liveability and the housing market
| Sale price | €497,342 | €414,572 |
|---|---|---|
| Sale per m² | €4,412 | – |
| Rent price | €1,620 p/m | €1,590 p/m |
| Rent per m² | €18 p/m | – |
Location and amenities
Lem Dulstraat 51, Gouda
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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