Waddenstraat 439
Waddenbuurt, Haarlem
NeighbourhoodA tenth-floor apartment in Haarlem's Waddenbuurt
This apartment sits on the tenth floor of a 1973 block in the Waddenbuurt, a lively part of Haarlem. With the city's energy and the quiet of the upper floors, it offers a distinct way of living. At €295,000, it is the cheapest of the seven homes currently for sale in this neighbourhood, which puts it on the sharp side compared to the local market. For context, apartments in Haarlem average around €314,000.
Inside the home
The apartment has two rooms: one bedroom and one bathroom, all on a single floor. The living area is 56 square metres according to the BAG registration, while the agent lists it as 57 square metres. It comes with a balcony and is described as having a free view. The home is fully owned, heated by block heating, and has double glazing (HR+ or HR++).
The Waddenbuurt
Residents of the wider district give it an average score of 7.63, based on three reviews. One resident says: "A nice neighbourhood where the streets are tidy, friendly neighbours and lots of children in the area. We moved here recently and haven't had any bad experiences yet." Another notes: "Peaceful and beautiful living. Lots of greenery. Social contacts are good." A third is less positive, mentioning outdated flats and rubbish on the streets. The neighbourhood itself has about 1,800 residents, and most homes were built between 1970 and 1990. For more, see the Waddenbuurt neighbourhood.
Daily life and getting around
Groceries are easy: Jumbo is just around the corner, with Dekamarkt a couple of streets away. For primary education, De Wijde Wereld is a five-minute walk, and Pantarijn is also close. The GP, Huisartspraktijk van Vliet, is just around the corner, and the pharmacy is nearby too. Bus stops on Frieslandlaan and Briandlaan, served by lines 73, 567 and 569, are within a short walk. The nearest train station is Heemstede-Aerdenhout, about 3.2 kilometres away. All this is part of the municipality of Haarlem.
WOZ value and address data
The WOZ value for 2025 is €296,000, based on the reference date 1 January 2025. The asking price is virtually equal to this value. Between 2020 and 2025, the WOZ value rose by 67%, from €177,000 to €296,000. As for risks, the address has a low foundation risk indication, though the soil is peat, which is sensitive to settling. Noise from road traffic is above the norm at 58 dB, while rail and air traffic are below. Pluvial flooding risk is medium, and heat stress is also medium. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Overspaern 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 Waddenstraat 439, Haarlem
How does the asking price compare to the WOZ value?
The asking price of €295,000 is virtually equal to the WOZ value of €296,000, which was set on 1 January 2025. This means the asking price is in line with the municipal valuation. The WOZ value has risen significantly over the past five years, from €177,000 in 2020 to €296,000 in 2025, an increase of 67%.
What is the layout of this apartment?
According to the agent, the apartment has two rooms: one bedroom and one bathroom, all on a single floor. The living area is 56 square metres according to the BAG registration, while the agent lists it as 57 square metres. There is a balcony, and the home is on the tenth floor with a free view.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs. The home has double glazing (HR+ or HR++) and is heated by block heating, which may affect your heating bills. The exact costs depend on your usage and energy prices.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data. However, the soil is peat, which is sensitive to settling. This is an area-level indication, not an inspection of the specific home. It means that the risk of foundation problems is considered low, but it is not a guarantee.
How noisy is it at this address?
The noise level from road traffic is 58 dB, which is above the Dutch norm. Rail traffic noise is 7 dB and air traffic noise is 43 dB, both below the norm. These are area-level indications based on 2022 and 2023 data, so actual noise may vary depending on the time of day and your exact location.
What supermarkets are nearby?
There are several supermarkets within walking distance. Jumbo is about 300 metres away, Dekamarkt about 550 metres, and Albert Heijn about 600 metres. This makes daily grocery shopping convenient without needing a car.
What schools are in the area?
There are several primary schools nearby. De Wijde Wereld is about 200 metres away, Pantarijn about 400 metres, and Rooms Katholieke Basisschool Mgr Huibers about 550 metres. For secondary education, the nearest is about 1.8 kilometres away.
How is the public transport connection?
The nearest bus stops are Haarlem, Frieslandlaan (about 185 metres) and Haarlem, Briandlaan (about 299 metres), both served by lines 73, 567 and 569. The nearest train station is Heemstede-Aerdenhout, about 3.2 kilometres away, which you can reach by bus or bike.
What do residents say about the area?
Residents of the wider district give it an average score of 7.63, based on three reviews. One resident says: "A nice neighbourhood where the streets are tidy, friendly neighbours and lots of children in the area." Another mentions: "Peaceful and beautiful living. Lots of greenery." A third is less positive, noting outdated flats and rubbish on the streets.
Is this apartment the cheapest in the neighbourhood?
Yes, at €295,000, this is the cheapest of the seven homes currently for sale in the Waddenbuurt. The average asking price in the neighbourhood is €314,143, and the median is €300,000. The price per square metre is €5,175, based on the agent's listed area.
Experiences from Waddenbuurt
How residents experience their neighbourhood
It is outdated, rubbish on the streets, flats don't look very nice
Auto-translated to English by AIStatistics for Waddenbuurt
Figures on residents, liveability and the housing market
| Sale price | €306,750 | €297,500 |
|---|---|---|
| Sale per m² | €4,480 | – |
| Rent price | €674 p/m | €674 p/m |
| Rent per m² | €8 p/m | – |
Experiences from Molenwijk
How residents experience their district
It is outdated, rubbish on the streets, flats don't look very nice
Auto-translated to English by AIA nice neighbourhood where the streets are tidy, friendly neighbours and lots of children in the area. We moved here recently and haven't had any bad experiences yet.
Auto-translated to English by AIPeaceful and beautiful living. Lots of greenery. Social contacts are good.
Auto-translated to English by AIStatistics for Molenwijk
Figures on residents, liveability and the housing market
| Sale price | €342,111 | €348,704 |
|---|---|---|
| Sale per m² | €4,542 | – |
| Rent price | €937 p/m | €937 p/m |
| Rent per m² | €8 p/m | – |
Experiences from Haarlem
How residents experience their municipality
very nice and beautiful neighbourhood.
Auto-translated to English by AII've lived here for almost 30 years. It used to be pleasant: clean, good contact with neighbours, etc. But due to the steady influx of Muslims, the neighbourhood is going downhill. Lots of litter lying around, misuse of rubbish bins (throwing all sorts next to them), not being open to contact, their children breaking things... in short: they have no connection with the neighbourhood and its residents. It creates an unpleasant atmosphere..
Auto-translated to English by AI.
Auto-translated to English by AISad people have no life, they ruin others' lives
Auto-translated to English by AIBy lively I mean that there are many hip young people living here and there are many amenities and infrastructure in the neighbourhood, but it is anonymous because people don't really know each other. You live there and know your neighbours, but you don't really know your neighbours' neighbours. Many people move often.
Auto-translated to English by AIx
Auto-translated to English by AIIt's a shame that you see more and more rubbish lying around everywhere and more and more things are being demolished.
Auto-translated to English by AIIt is outdated, rubbish on the streets, flats don't look very nice
Auto-translated to English by AIStatistics for Haarlem
Figures on residents, liveability and the housing market
| Sale price | €638,515 | €552,573 |
|---|---|---|
| Sale per m² | €6,335 | – |
| Rent price | €2,203 p/m | €2,164 p/m |
| Rent per m² | €26 p/m | – |
Location and amenities
Waddenstraat 439, Haarlem
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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