Apartments for sale in Harlingen

Harlingen as an apartment market: what makes it different

Harlingen is not a big city, but it certainly has its own apartment market. The combination of historic canal houses, harbour-related buildings and newer residential blocks makes the supply varied in character. Anyone considering buying an apartment in a Frisian harbour town quickly notices that it works differently here than in Leeuwarden or the Randstad.

The supply is limited in size. This means that homes sell quickly and you have little room to wait. The market is reasonably balanced between buying and renting, but the owner-occupied sector for apartments is small. Current availability can be found in the overview at the top of this page.

Apartments in Harlingen are typically in the upper mid-range. This has to do with the waterside location, limited new construction and popularity among people who want to avoid the hustle and bustle of larger cities. View all homes for sale in Harlingen for an up-to-date picture of what is available.

What you need to arrange before making an offer

• Check the HOA. For apartments, an active Homeowners' Association is mandatory. Always request the HOA minutes, the annual accounts and the reserve fund. A poorly funded reserve fund means you will later contribute to deferred maintenance.
• Pay attention to the partition deed. This states what your private section is and what is communal. Errors or ambiguities in the partition deed can later cause problems with renovations or sales.
• Financing under 40m² is difficult. Banks scrutinise small apartments. Under 40m², some lenders refuse a mortgage or impose higher requirements. Check this early in the process.
• Ask about service costs and what they cover. Monthly HOA contributions vary widely. Some buildings include a lift, communal garden or parking space, others do not.
• Set up a search with push notifications. In a tight market, speed is everything. Download the free Buurtje.nl app from the App Store or Google Play. The app is free and sends you a push notification as soon as a new apartment becomes available that meets your search criteria.
• Check the condition of the building, not just the apartment. Roof, facade, windows and foundation are communal. Defects there are settled via the HOA with all owners.
• Inquire about the zoning plan and rental possibilities. In some buildings, renting is restricted via the partition deed or HOA regulations. Relevant if you later want to rent out the apartment or use it as a holiday home.

What determines the price of an apartment in Harlingen

Harlingen scores in the upper mid-range for apartments. That sounds surprising for a small Frisian municipality, but the location on the IJsselmeer and the Wadden Sea plays a role. Water views or a location in the historic city centre count heavily.

Factors that push the price up:

• View of water or harbour
• Presence of a private parking space or storage
• Recent renovation of the building
• Well-funded HOA reserve fund (less risk for buyer)
• Location in the city centre or near the harbour

Factors that push the price down:

• High monthly service costs
• Old building with deferred maintenance
• Small living area (especially under 40m²)
• No or limited outdoor space

For current price levels and the current supply: see the overview at the top of this page.

Living in Harlingen: the neighbourhoods at a glance

Harlingen is compact. Most apartments are located in or around the historic core. Below is an overview of the neighbourhood to look out for.

• Wijk 00 Harlingen (resident score 7.4/10). The central neighbourhood includes both the historic city centre and the harbour district. Characteristic are the narrow streets, the canal houses and the proximity to the Wadden ferry harbour. Residents appreciate the liveliness and the amenities within walking distance. Parking can be an issue, especially in high season.

More about liveability, resident reviews and neighbourhood data can be found on the overview page of Harlingen.

No suitable offer? Also look at Leeuwarden

The supply of apartments in Harlingen is limited. If you are flexible regarding location, it is worth also looking at apartments in Leeuwarden. The Frisian capital has a larger and more varied supply, with more choice in price range and property type. The travel time between the two cities is short.

Would you rather rent instead of buy? Then view the supply of apartments for rent in Harlingen for a comparison.

For those specifically wanting to buy an apartment in Harlingen, the advice remains: set up your search, respond quickly and ensure your financing is in order before something becomes available.