A calm spot in Welgelegen
This apartment sits on the quiet Zadelmakerslaan in Welgelegen, a leafy part of Haarlem where the Spaarne river and the city centre are never far away. The home is a portiekflat on the first floor, built in 1990, with a sheltered position on a quiet road. At €550,000, the asking price is 37% below the average asking price in the neighbourhood, which stands at €874,771. Compared with other apartments in Haarlem, this one is priced keenly.
Inside the home
The flat has three rooms, two bedrooms and one bathroom, spread over a single floor. The living area is listed as 87 m² by the agent, while the BAG registration records 96 m². The home comes with a balcony, full ownership, and a monthly HOA fee of €221.63. According to the agent, the insulation includes roof insulation, double glazing and wall insulation, and the home is heated by a central heating boiler. The energy label is C.
Life in Welgelegen
Residents of the district give their surroundings an average score of 7.78, based on seven reviews. One resident describes the area as lively but anonymous: "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." Another resident calls it cosy: "My neighbourhood is nice and social. Many beautiful inner gardens. Students, elderly people and families together. View of the Spaarne." The district has a mix of ages, with 28% of residents aged 65 or over and 28% between 25 and 45. Around 47% of households are single-person households. For more on the area, see the Welgelegen neighbourhood.
Amenities and transport
Daily errands are easy from here. Albert Heijn is on your doorstep, Ekoplaza is just around the corner, and Vomar is a couple of streets away. The Dreefschool is a five-minute walk, and the Stedelijk Gymnasium Haarlem is about a ten-minute walk. The nearest GP is Huisartsenpraktijk Kraaij en Ensink, and Apotheek Centraal Haarlem is nearby. Bus stop Frans Hals Museum, served by line 3, is on your doorstep, and the Centrum/Houtplein stop with many lines is just around the corner. Haarlem train station is a ten-minute walk away. For more on the wider area, see the municipality of Haarlem.
WOZ value and address data
The WOZ value is €612,000, based on the reference date 1 January 2025. The asking price is 10% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 53%, from €401,000 to €612,000. As for the address, the noise from road traffic is 48 dB, from rail 37 dB, and from air traffic 40 dB, all below the relevant standards. The foundation risk indication is low, with 4% of properties in the area showing an elevated risk of pile rot, according to the Klimaateffectatlas. These are area-level indications, not an inspection of this specific home. The climate risk indications are low for pluvial flooding and flood risk, and medium for heat stress, both now and in 2050.
Source
At the time of writing, the home is offered via multiple channels, including Makkes van der Deijl Makelaardij on Funda.
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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 Zadelmakerslaan 38, Haarlem
How does the asking price compare with the WOZ value?
The asking price of €550,000 is 10% below the WOZ value of €612,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The asking price is also 37% below the average asking price in the neighbourhood, which is €874,771.
What is the layout of this apartment?
The apartment has three rooms, two bedrooms and one bathroom, all on a single floor. The agent lists the living area as 87 m², while the BAG registration records 96 m². There is a balcony, and the home is a portiekflat on the first floor. The volume is 286 m³.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so energy costs will be moderate compared with more efficient homes, but lower than with the least efficient labels. The agent states that the home has roof insulation, double glazing and wall insulation, and is heated by a central heating boiler.
What is the foundation risk in this area?
The foundation risk indication for this address is low. According to the Klimaateffectatlas, 4% of properties in the area have an elevated risk of pile rot. This is an area-level indication based on public data, not an inspection of this specific home.
What are the noise levels around this address?
The noise from road traffic is 48 dB, from rail traffic 37 dB, and from air traffic 40 dB, all measured as Lden and all below the relevant standards. These figures come from public data for the address and are area-level indications, not measurements taken inside the home.
Which supermarkets are nearby?
Albert Heijn is 139 metres away, Ekoplaza is 195 metres, Vomar is 443 metres, Jumbo is 514 metres, and Dekamarkt is 625 metres. All are within a short walk, making daily grocery shopping convenient.
What schools are close to this apartment?
The nearest primary school is Dreefschool, 328 metres away, followed by Veronica Jenaplanschool at 568 metres and Obs Bos en Vaart at 597 metres. For secondary education, Stedelijk Gymnasium Haarlem is 734 metres away.
How is the public transport connection?
Bus stop Frans Hals Museum, served by line 3, is 105 metres away. The Centrum/Houtplein stop, with lines 3, 80, 250, 255, 340, 341, 346, 356, 568, 680 and N80, is 161 metres away. Haarlem train station is 1.4 km from the home.
What do residents say about the district?
Residents of the district give an average score of 7.78, based on seven reviews. One resident describes it as lively but anonymous, with many young people and amenities. Another calls it cosy, mentioning beautiful inner gardens, a view of the Spaarne, and good bus connections. These reviews describe the district, not specifically this neighbourhood.
What is the HOA fee and what does it cover?
The monthly HOA fee is €221.63. The listing does not specify what this fee covers, such as maintenance of common areas or building insurance. It is a recurring cost to factor into the monthly budget.
