A 1450 home in the heart of Gouda
This ground-floor apartment sits on Vlamingstraat in the Raam e.o. neighbourhood, right in the centre of Gouda. The building dates from 1450, which makes it one of the oldest addresses in town, and the home is offered for €325,000. That asking price is 53% below the average asking price of €689,000 for homes in this neighbourhood. For context, the average asking price per m² in the neighbourhood is €3,926, while this home is listed at €4,851 per m² based on the agent's floor area. If you are looking at apartments in Gouda, this one stands out for its age and central setting.
The home itself
According to the agent, this is a benedenwoning (a ground-floor apartment) with three rooms, two bedrooms and one bathroom, all on a single floor. The living area is listed as 67 m² by the agent, while the BAG registration records 83 m². The home has a sunny terrace of 18 m² facing north, plus a roof terrace, and it is fully owned. The agent mentions double glazing and floor insulation, and heating runs on a central heating boiler. The volume of the home is 260 m³. It has been listed since 23 October 2026.
Living in Raam e.o.
Raam e.o. is a small neighbourhood within the Binnenstad district, with around 2,155 residents. It is a mix of old buildings and a lively city-centre atmosphere. 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 resident notes: "The houses are really ugly, everything is expensive. No students. All possible amenities in the neighbourhood." A third adds: "During the day it's nice in the city, and despite the noise sometimes, I find sleeping easy too." The reviews reflect a central location with mixed opinions on the look of the housing and the evening atmosphere. For more on the area, see the Raam e.o. neighbourhood.
Amenities and transport
Daily life here is easy. A Lidl is just around the corner, with an Albert Heijn a couple of streets away and a Coop within a ten-minute walk. For schools, the r.k. basisschool St. Aloysius is a couple of streets away, and the Westerschool for Protestant Christian primary education is a bit further. The nearest GP is Huisartsen Gouda Centrum, Custers & Vlug, just around the corner, and the BENU Apotheek Korte Akkeren is a couple of streets away. The Groene Hart Ziekenhuis is about a ten-minute walk. For public transport, bus stop Gouda, Hoge Gouwe is just around the corner with lines 2, 190 and 275, and Gouda railway station is a ten-minute walk. The municipality of Gouda offers all this within a compact, walkable centre, as you would expect from the municipality of Gouda.
WOZ and address data
The WOZ value of this home is €274,000, based on the reference date of 1 January 2025. The asking price is 19% above that WOZ value. Between 2020 and 2025, the WOZ value rose by 72%, from €159,000 to €274,000. As for address-level risks, these are area-level indications rather than an inspection of this specific home. The noise from road traffic is 44 dB Lden, from rail traffic 33 dB Lden and from air traffic 35 dB Lden, all below the relevant noise standards. The foundation risk indication is elevated, which is common for a home built in 1450 on peat soil, and the climate data shows an elevated indication for pluvial flooding at heavy rain, a medium flood risk currently, and medium heat stress now and in 2050.
Source and agent
At the time of writing, this home is offered via two channels, both through Alpha Makelaardij B.V. The listing has been live since 23 October 2026.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
Details of this home
Transfer
Price
Energy
Save up to € 400 on your energy billCompare nowAreas and volume
Layout
Construction
Outdoor space
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 Vlamingstraat 24, Gouda
How does the asking price compare to the WOZ value?
The asking price of €325,000 is 19% above the WOZ value of €274,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025, the WOZ value rose by 72%, from €159,000 to €274,000. This comparison is precomputed and does not imply that the asking price is too high or too low.
What is the layout of this apartment?
According to the agent, this is a ground-floor apartment with three rooms, two bedrooms and one bathroom, all on one floor. The living area is listed as 67 m² by the agent, while the BAG registration records 83 m². The home has a sunny terrace of 18 m² facing north, plus a roof terrace. It is fully owned, and the agent mentions double glazing and floor insulation.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates a moderate level of energy efficiency, so you can expect reasonable but not minimal energy costs. The agent also mentions double glazing and floor insulation, which can help with keeping the home warm. The label itself does not say anything about the condition of the building, only about its energy performance.
What is the foundation risk for this home?
The foundation risk indication for this address is elevated, according to public area-level data. This is based on the fact that the building dates from 1450 and sits on peat soil, which may mean wooden piles or a shallow foundation. In this postcode area, 93% of buildings were constructed before 1970, and 1% of properties in the neighbourhood have an elevated risk of pile rot. These are indications at area level, not an inspection of this specific home.
What are the noise levels around this address?
The noise levels from road traffic are 44 dB Lden, from rail traffic 33 dB Lden, and from air traffic 35 dB Lden, all measured in 2022 and 2023. All three are below the relevant noise standards. These figures come from public data at address level and give an indication of the acoustic environment, but they do not reflect the sound insulation of the home itself.
What supermarkets are nearby?
A Lidl is just around the corner at 338 metres, and an Albert Heijn is a couple of streets away at 458 metres. A Coop is within a ten-minute walk at 699 metres, and a SPAR is at 795 metres. With 23 supermarkets within 5 km, you have plenty of choice for daily groceries in this central part of Gouda.
How far is the nearest school?
The nearest primary school is the r.k. basisschool St. Aloysius, which is a couple of streets away at 507 metres. The Westerschool for Protestant Christian primary education is at 579 metres, and the Casimirschool is at 621 metres. For secondary education, Het Segment School v PRO is at 850 metres. All are within walking distance from this home.
What public transport options are available?
The nearest bus stop is Gouda, Hoge Gouwe, just around the corner at 395 metres, with bus lines 2, 190 and 275. Gouda railway station is a ten-minute walk at 896 metres. This gives you both local bus connections and national rail links from the centre of Gouda.
What do residents say about living in this district?
Residents of the Binnenstad district, which includes this neighbourhood, give their living environment an average score of 6.4 out of 10, based on four reviews. One resident says: "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: "All possible amenities in the neighbourhood." A third mentions: "During the day it's nice in the city, and despite the noise sometimes, I find sleeping easy too."
How does the price per m² compare to the neighbourhood?
The asking price per m² is €4,851, based on the agent's floor area of 67 m². The average asking price per m² in the neighbourhood is €3,926. This means the price per m² for this home is higher than the neighbourhood average, which is partly because the home is smaller than the average of 206 m² in the area.
