Wagenweg 44
Koninginnebuurt, Haarlem
AreaA grand townhouse by the park
This is a striking piece of Haarlem history. Built in 1890, this townhouse sits right by the park in the Koninginnebuurt, with a free view and a spot in the centre. It is a substantial home, and the asking price of €1,895,000 reflects that. The price sits 84% above the average asking price of €1,029,250 in the neighbourhood, and it is the most expensive of the 20 homes currently for sale here. That puts it on the high side compared with the rest of the market, though it is also the largest property available. For context, [apartments in Haarlem] give a sense of what else is on offer in the municipality.
Inside the home
The agent describes this as a townhouse with 9 rooms, including 4 bedrooms and 2 bathrooms, spread over 4 floors. The living space is listed at 295 m², with a volume of 1,274 m³. There is a garden at the rear facing west, plus a balcony. The home has a central heating boiler and is offered as full ownership. One point to note: the BAG registration records a living area of 66 m², while the agent lists 295 m². Both figures are stated here with their sources, and the difference is not explained. The energy label is A+, which is an efficient label.
Life in the Koninginnebuurt
This is one of Haarlem's most expensive neighbourhoods, and the housing stock reflects that history. Of the homes here, 86% were built before 1945, and 70% are owner-occupied. Residents give the area an average score of 7.19, based on three reviews. One resident praises the area, while another describes "Unroyal nuisance": drug dealing, fireworks, noisy parties, parking on the pavement, cargo bike terror, damp damage and a municipality that ignores its residents. "You wouldn't expect it in the most expensive neighbourhood of Haarlem, but it's an everyday occurrence." The reviews are mixed, so it is worth reading them yourself. For more on the area, see [the Koninginnebuurt neighbourhood].
Amenities and transport
The daily essentials are close by. Ekoplaza is on your doorstep, Albert Heijn is just around the corner, and Vomar is a couple of streets away. For schools, Obs Bos en Vaart is just around the corner, and the Dreefschool is a couple of streets away. The GP practice Stronkhorst is a couple of streets away, and the pharmacy Klinkhamer is just around the corner. Bus line 250 stops at Florapark on your doorstep, and line 80 and 680 stop at Emmaplein a couple of streets away. Haarlem train station is a ten-minute walk. The wider area is covered by [the municipality of Haarlem].
WOZ and address data
The WOZ value is €1,636,000, with a reference date of 1 January 2025. The asking price is 16% above this value. Over the past five years, the WOZ has moved from €1,696,000 in 2022 to €1,869,000 in 2023, then €1,981,000 in 2024, before settling at €1,636,000 in 2025. As for the address, the road traffic noise is 64 dB Lden, which is above the norm, while rail and air traffic noise are below their norms. The foundation risk indication is medium, and the pluvial flooding risk is medium, with flood risk currently low. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Maarten van Vliet Makelaar.
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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 Wagenweg 44, Haarlem
How does the asking price compare with the WOZ value?
The WOZ value is €1,636,000, with a reference date of 1 January 2025. The asking price of €1,895,000 is 16% above that WOZ value. The WOZ is the municipal valuation, not the current market value, so the comparison is a factual one. The price also sits 84% above the neighbourhood average asking price of €1,029,250, and this is the most expensive of the 20 homes currently for sale in the Koninginnebuurt.
What is the layout of this home?
According to the agent, this is a townhouse with 9 rooms, including 4 bedrooms and 2 bathrooms, spread over 4 floors. The living area is listed at 295 m², with a volume of 1,274 m³. There is a garden at the rear facing west, plus a balcony. The home has a central heating boiler and is offered as full ownership. Note that the BAG registration records a living area of 66 m², while the agent lists 295 m²; both figures are stated with their sources.
What is the energy label and what does it mean?
The energy label is A+, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The label is a fact about the home's energy performance. In the neighbourhood, only 8% of the current homes for sale have an A+ label, so this home stands out in that respect. The label does not say anything about the condition of the building itself.
What are the noise levels around this address?
The road traffic noise at this address is 64 dB Lden, which is above the noise norm, based on 2022 data. Rail traffic noise is 35 dB Lden and air traffic noise is 40 dB Lden, both below their norms. These are area-level indications from public data, not measurements taken at the home itself. The figures come from the Atlas Leefomgeving and describe the general noise environment around the address.
What is the foundation risk for this home?
The foundation risk indication for this address is medium. This is based on the fact that the home was built before 1970, specifically in 1890, and that 80% of properties in this postcode area were built before 1970. In this area, 1% of properties have an elevated risk of pile rot, according to the Klimaateffectatlas. These are area-level indications from public data, not an inspection of this specific home.
What are the flooding and climate risks?
The pluvial flooding risk at this address is medium, meaning there is a moderate indication of flooding from heavy rain. The flood risk from rivers or the sea is currently low, and is also projected to be low in 2050. Heat stress is currently medium and is projected to remain medium in 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
What supermarkets are nearby?
Ekoplaza is the nearest supermarket, just around the corner at about 268 metres. Albert Heijn is a couple of streets away at about 396 metres, and Vomar is at about 734 metres. Dekamarkt and Jumbo are also within about 800 metres. In total, there are 45 supermarkets within 5 kilometres, so there is plenty of choice for daily groceries.
Which schools are close to this home?
Obs Bos en Vaart is the nearest primary school, just around the corner at about 166 metres. The Dreefschool is also close, at about 193 metres. The International School Haarlem is at about 461 metres, and the Cruquiusschool at about 465 metres. For secondary education, ECL (havo, atheneum and gymnasium) is at about 510 metres. There are 99 schools within 5 kilometres.
What public transport options are available?
Bus line 250 stops at Haarlem, Florapark, which is on your doorstep at about 155 metres, and also at Haarlem, Centrum/Houtplein at about 197 metres. Bus lines 80 and 680 stop at Haarlem, Emmaplein at about 420 metres. Haarlem train station is at about 1,819 metres, which is a ten-minute walk. The bus lines are stated as they are, without travel times or destinations.
How do residents rate the Koninginnebuurt?
Residents give the Koninginnebuurt an average score of 7.19, based on three reviews. The reviews are mixed. One resident gives a positive score of 8.75, while another describes "Unroyal nuisance" with a score of 4.43, mentioning drug dealing, fireworks, noisy parties, parking on the pavement, cargo bike terror and damp damage. The third review scores 8.38. With only three reviews, the picture is limited.
