Apartments for sale in Bloemendaal

Apartments in Bloemendaal: a scarce and selective supply

Bloemendaal has traditionally been a municipality of detached villas and spacious semi-detached houses. Apartments are not a standard product here. This means that anyone wanting to buy an apartment in Bloemendaal faces limited supply, a buyer's market that quickly absorbs that supply, and a price level firmly in the higher segment. These are typically upper floors in townhouses, small-scale new-build projects or converted buildings, not large apartment complexes.

This type of home attracts buyers who want the peace and greenery of the municipality but do not want to maintain a garden. Think of couples without children, seniors downsizing from a larger owner-occupied home, or dual-income earners moving out from Haarlem or Amsterdam. Students and first-time buyers almost always miss out here, purely due to the price level. View all homes for sale in Bloemendaal for a current picture of what is available.

What determines the price level in this segment

Bloemendaal is one of the most expensive municipalities in the Netherlands. This also applies to apartments, although they are relatively more affordable than the detached homes for which the municipality is known. Nevertheless, the higher segment remains the norm. A number of factors determine the price:

• Location relative to the dunes and the beach (Bloemendaal aan Zee attracts a specific audience)
• Year of construction and condition of the building (monumental buildings command higher prices, but also higher maintenance costs)
• Presence and level of service costs via the Homeowners' Association (VvE)
• Size of the apartment (banks strictly scrutinise apartments under 40m², which affects mortgage options)
• Availability of a parking space or garage, which is scarce in the village centres

Current prices and the current supply can be found in the overview at the top of this page.

Practical tips for anyone wanting to buy an apartment in Bloemendaal

• Check the VvE before making an offer. Request the VvE documents: minutes of the last three years, the reserve fund and the deed of division. An underfunded reserve fund means you will later contribute to overdue maintenance.
• Watch out for ground lease. In the Bloemendaal region, properties on ground lease occur. Check whether the land is owned and what the ground lease canon amounts to, as this affects your monthly costs and mortgage provision.
• Ask about the energy label. Buying an apartment in Bloemendaal in an older building often means a lower energy label. Banks may take this into account for the mortgage, and making an apartment in a VvE more sustainable requires a majority vote.
• Engage a buying agent who knows the local market. The supply in Bloemendaal is small and moves quickly. An agent with regional experience sometimes sees homes even before they are published.
• Set up your search in the Buurtje.nl app. The app is free and sends you a push notification as soon as a new apartment becomes available that meets your criteria. Download the app via the App Store or Google Play. In a tight market, every minute counts.
• Check the zoning plan for renovation plans. Bloemendaal has strict aesthetic requirements, especially near protected village views. Renovating or extending is not always possible.
• Calculate the total monthly costs including service costs. Service costs for VvE apartments in this segment can sometimes be substantial. Include this in your budget calculation alongside the mortgage costs.

Neighbourhoods to watch

Bloemendaal consists of a handful of centres, each with its own character. For apartments, not all neighbourhoods are equally relevant, but these are the three most promising:

• Wijk Bloemendaal (resident score 8.9/10). The village centre itself, quiet and green. Supply is scarce, but anyone buying here is close to the dunes and within cycling distance of Haarlem. The highest scores in the municipality.
• Overveen (resident score 7.9/10). Borders Haarlem and is therefore slightly more accessible in terms of connectivity. Slightly more supply than in the village centre, but still selective. Popular with buyers who do not want the city far away.
• Vogelenzang (resident score 7.1/10). The smallest centre of the municipality, more rural character. Apartments are rare here, but anyone who finds one generally pays less than in Bloemendaal or Overveen. Fewer amenities within walking distance.

More neighbourhood data and resident experiences can be found on the reviews and neighbourhood data of Bloemendaal.

Also consider Amsterdam as an alternative

Anyone not tied specifically to Bloemendaal but wanting to buy in the region would do well to also look at the supply in the immediate vicinity. Apartments in Amsterdam offer a much larger supply, although the price level in popular neighbourhoods is comparable or higher. The advantage is more choice and better public transport connections. Whether you prefer to search in Bloemendaal or head into the city depends on your daily travel pattern and lifestyle. Both markets are tight, so actively searching pays off in both cases.

If you want to stay in the area but are considering renting, also check the supply of apartments for rent in Bloemendaal as a temporary or alternative option.