A ground-floor apartment on a busy street
This ground-floor apartment on Westergracht sits in Leidsebuurt-oost, a neighbourhood in Haarlem where the housing stock dates entirely from before 1945. The asking price is €525,000. For context, the average asking price for homes in the neighbourhood is €566,907, and the average price per square metre is €6,222. If you are weighing up options, it is worth comparing with other apartments in Haarlem.
The home itself
Built in 1905, this apartment spans one floor and includes three rooms, two bedrooms and one bathroom. The living area is 78 m² according to the agent, while the BAG registration lists 75 m². The property has double glazing and a central heating boiler. It is offered as full ownership, with a monthly homeowners' association contribution of €35. The agent describes the setting as on a busy road, on a quiet road, sheltered, in a wooded area, in the centre, in a residential area and with a free view.
Life in Leidsebuurt-oost
Residents across the municipality of Haarlem give their living environment an average score of 7.27, based on 75 reviews. One resident says: "Buurt met veel potentie, maar erg veel afval en weinig groen" (a neighbourhood with much potential, but a lot of litter and little greenery), while another calls it "very nice and beautiful neighbourhood." A third, who has lived there for almost 30 years, notes a decline in recent years. The neighbourhood itself has around 2,140 inhabitants, and about 69% of homes are owner-occupied. For a closer look at the area, see the Leidsebuurt-oost neighbourhood.
Amenities and transport
Daily errands are well covered. Dekamarkt and Aldi are just around the corner, and Albert Heijn is a couple of streets away. The nearest primary school, Koorschool van het Muziekinstituut van de Kathedraal, is on your doorstep, with the Cruquiusschool a couple of streets away. Huisartsenpraktijk Naarden is a five-minute walk, and Apotheek Klinkhamer BV is just around the corner. Bus line 14 stops at Haarlem, Westergracht on your doorstep, and Haarlem station is a ten-minute walk. All of this sits within the municipality of Haarlem.
WOZ and address data
The WOZ value for this property is €491,000 as of 1 January 2025, and the asking price is 7% above that value. Between 2020 and 2025, the WOZ value rose by 59%, from €309,000 to €491,000. As for address-level risks, the road traffic noise load is 61 dB Lden, above the noise standard, while rail and air traffic noise are both 40 dB Lden, below the standard. The foundation risk indication is elevated, with 18% of properties in this postcode area having an elevated risk of pile rot, according to the Klimaateffectatlas. Pluvial flooding risk is elevated, while flood risk is low and heat stress is 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 DMC Haarlem.
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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 Westergracht 45ZW, Haarlem
How does the asking price compare to the WOZ value?
The asking price is €525,000, while the WOZ value as of 1 January 2025 is €491,000. That means the asking price is 7% above the WOZ value. The WOZ value is the municipal valuation, not the current market value, and it is used for property tax purposes. The difference is a fact to consider, not a judgement on whether the price is fair.
What is the layout of this apartment?
This ground-floor apartment has three rooms in total, including two bedrooms and one bathroom. It spans a single floor, with a living area of 78 m² according to the agent, while the BAG registration lists 75 m². The property has double glazing and a central heating boiler, and it is offered as full ownership with a monthly homeowners' association contribution of €35.
What is the energy label and what does it mean for costs?
The energy label is D. This label indicates the energy performance of the home, and a D label means you can expect moderate energy costs. The home has double glazing, which helps with insulation, but the label itself does not tell you about the condition of the building. Energy costs will depend on your usage and the efficiency of the heating system.
What is the foundation risk for this property?
The foundation risk indication for this address is elevated. This is based on area-level data: the building was constructed before 1970, and in this postcode area, 18% of properties have an elevated risk of pile rot, according to the Klimaateffectatlas. This is an indication at the area level, not an inspection of this specific home. The soil type is sand.
What are the noise levels like at this address?
The road traffic noise load is 61 dB Lden, which is above the noise standard. Rail traffic noise is 40 dB Lden, and air traffic noise is 40 dB Lden, both below the standard. These figures come from public data for the address, based on the reference years 2022 and 2023. They are area-level indications, not measurements taken at the property itself.
What supermarkets are nearby?
Dekamarkt and Aldi are both just around the corner, at about 242 and 244 metres away. Albert Heijn is a couple of streets further, at roughly 312 metres. For organic options, Ekoplaza is about 661 metres away. These are the nearest supermarkets within the area, so daily groceries are within easy walking distance.
Which schools are close to this apartment?
The nearest primary school is Koorschool van het Muziekinstituut van de Kathedraal, just 41 metres away. The Cruquiusschool is about 197 metres away, and Openbare Basisschool De Peppelaer is at 276 metres. For secondary education, ECL (havo, atheneum and gymnasium) is about 676 metres away. All are within a short walk.
How is the public transport connection?
Bus line 14 stops at Haarlem, Westergracht, about 137 metres away. Other nearby stops include Haarlem, Emmaplein with lines 80 and 680, and Haarlem, Stadsschouwburg with line 250. Haarlem train station is about 1.6 kilometres away, which is roughly a ten-minute walk. These connections give you access to the wider region.
What do residents say about living in this area?
Residents across the municipality of Haarlem give their living environment an average score of 7.27, based on 75 reviews. One resident mentions the neighbourhood has potential but notes litter and little greenery, while another calls it "very nice and beautiful." A long-term resident of almost 30 years describes a decline in recent years. These reviews reflect the municipality as a whole, not just this specific neighbourhood.
What is the average price for homes in this neighbourhood?
In Leidsebuurt-oost, the average asking price for homes currently for sale is €566,907, with a median of €575,000. The average price per square metre is €6,222, and the average living area is 95 m². This apartment's asking price of €525,000 is below the neighbourhood average, but the price per square metre here is €6,731, based on the agent's listing area.
