Homes for sale in Koggenland
View all available homes for sale in Koggenland. Compare the current supply by price, area and neighbourhood score.
Buying a house in Koggenland: the housing market in 2026
Koggenland is a municipality in the heart of West-Friesland, consisting of ten villages, each with its own character. From lively Obdam to quiet Oudendijk: buying a home here means choosing village living with meadows, ribbon development and a strong sense of community. The municipality has around 23,587 residents and is strategically located between Alkmaar and Hoorn, meaning you can reach both within half an hour via the N243 and A7. Many residents work in the region or commute to the Randstad.
The housing market in Koggenland is predominantly a buyer's market: 78% of the nearly 9,803 homes are owner-occupied, only 21% are rental. The average WOZ value is €378,000. Over the past twelve months, 139 homes were sold at an average purchase price of €434,104, with a range from €119,500 to €1,495,000. This shows that both affordable starter homes and spacious detached houses come onto the market. The average floor area of sold homes is 124 m². At the top of this page you will find the current listings with the most recent asking prices and selling times. Buurtje.nl aggregates homes from more than 1,500 sources and adds unique neighbourhood scores and resident reviews, so you can assess not only the house but also the neighbourhood.
The best neighbourhoods to buy a house in Koggenland
Koggenland has ten villages, from larger centres like Obdam and De Goorn to smaller ribbons like Scharwoude and Zuidermeer. Each village has its own atmosphere, and the differences in price, amenities and type of homes are greater than you might expect. Below are the most relevant villages for buyers.
Obdam, the largest village with the most amenities
Obdam is the largest centre of Koggenland and the village where you will find the most shops, schools and sports clubs. There are two primary schools, a GP practice and a compact shopping strip on Dorpsstraat. The housing stock ranges from terraced houses from the 1970s to newer semi-detached homes. Residents give Obdam a neighbourhood score of 8.4 on Buurtje.nl. Prices here are slightly above the municipal average, partly due to the better amenities. View the housing supply in Obdam for the current situation.
Ursem, village living with high appreciation
Ursem is located in the southern part of the municipality and consists of a long ribbon with newer expansions around it. The village also scores an 8.4 from residents, based on five reviews. Notably, it scores highly for accessibility: via the N243 you are quickly on the A7 towards Alkmaar or Amsterdam. Ursem particularly attracts families looking for space without being too far from the city. A resident of Ursem writes: "Wonderfully quiet, yet within twenty minutes in Alkmaar for your shopping or work." If you are looking for a home to buy in a close-knit village, it is worth checking the homes in Ursem.
De Goorn and Avenhorn, two villages that border each other
De Goorn and Avenhorn together form a dual centre with shared amenities, including primary school De Bloeiende Perelaar and sports park De Boogerd. The location near the N243 makes commuting to Hoorn or Alkmaar easy. Homes here are slightly more affordable than in Obdam, making these villages interesting for first-time buyers and young families. Discover the supply in De Goorn or check what is for sale in Avenhorn.
Oudendijk, small and quiet with a strong community
Oudendijk is one of the smallest villages in Koggenland, but if you are looking for peace and space, you have come to the right place. The village scores an 8.2 from residents. There are no shops or schools in the village itself, so you rely on amenities in Obdam or Hensbroek. House prices here are generally below the municipal average, offering opportunities for buyers with a smaller budget. View the available homes in Oudendijk.
In addition to these villages, Hensbroek, Berkhout, Spierdijk, Scharwoude and Zuidermeer are also worth exploring. Each of these villages has its own character, from the compact centre of Berkhout to the agricultural ribbon of Zuidermeer. On the municipal page of Koggenland you will find all ratings and reviews per village.
What to look out for when buying a home in Koggenland?
Firstly: look beyond just the price. The differences between villages are large. In Obdam you have amenities within walking distance, while in Oudendijk or Scharwoude you need the car for everything. If you have school-age children, check carefully which primary school belongs to your village, because the score for education (6.9) is the lowest rating point of the municipality.
Secondly: the market in Koggenland is relatively tight. With 139 sales in the past year and a predominantly owner-occupied housing stock, supply moves quickly. Be prepared to act fast and arrange your financing in advance. Overbidding occurs, especially for homes under €400,000.
Thirdly: pay attention to the condition of older homes. Many houses in the ribbon development date from before 1970 and can entail higher maintenance and energy costs. The average gas consumption in the municipality is 1,130 m³, indicating a mix of well and less well-insulated homes.
Finally: use the neighbourhood scores and resident reviews on Buurtje.nl to compare villages on points such as safety, green space and accessibility. This gives you a fairer picture than just a viewing. If you prefer to rent, also check the rental homes in Koggenland, although supply there is limited.
What residents say about living in Koggenland
Residents rate Koggenland with an 8.4 out of 10, based on 8 reviews. Notably high scores are for accessibility (9.5), housing (9.1) and the green environment (8.8). That picture fits: the municipality is rural, the homes are predominantly spacious and the access via the N243 and A7 is good. A resident of Ursem sums it up: "You live here in the green, but you are not isolated. That is exactly what we were looking for." Curious about all experiences? Read the full reviews of Koggenland.
Homes for sale near Koggenland
Looking wider than just Koggenland? The surrounding municipalities also offer interesting options. View the supply in Alkmaar for a more urban environment, or look at Bergen if you want to head towards the coast. Also Beverwijk, Amstelveen and Amsterdam are accessible from this region. Compare neighbourhood scores and prices via the overview page of Noord-Holland.
View the current supply of homes for sale in Koggenland
At the top of this page you will find all homes for sale in Koggenland currently available. Use the filters to search by price, floor area or energy label. With each home you will immediately see the neighbourhood score and relevant district information. Whether you want to buy an apartment in one of the village centres or a detached house on a ribbon, the overview is updated daily.
Frequently asked questions
How many owner-occupied homes are for sale in Koggenland?
The current number of owner-occupied homes in Koggenland changes daily. At the top of this page you will see the most recent listings, compiled from more than 1,500 sources. This way you won't miss any available home for sale in the municipality.
What does an owner-occupied home cost in Koggenland?
The average purchase price in Koggenland over the past year was €434,104. The cheapest homes sold for around €119,500, the most expensive for €1,495,000. In smaller villages like Oudendijk and Zuidermeer, prices are generally lower than in Obdam or Ursem.
What is the average price per square metre in Koggenland?
Based on an average purchase price of €434,104 and an average area of 124 m², the price per square metre comes to approximately €3,501. This varies by village and type of home: new-build homes and properties in Obdam are higher, while older ribbon development in smaller settlements is lower.
How long does a home stay on the market on average in Koggenland?
The current average selling time can be found at the top of this page. The market in Koggenland is relatively tight: the supply of owner-occupied homes is limited compared to demand, and homes in popular villages like Obdam and Ursem often sell quickly.
Which neighbourhoods in Koggenland are most popular for buying a home?
Obdam scores an 8.4 among residents and offers the most amenities. Ursem also scores an 8.4 and is popular for its combination of tranquillity and accessibility. Oudendijk (8.2) attracts buyers seeking maximum peace. De Goorn and Avenhorn are popular with families due to shared amenities and more affordable prices.
Is Koggenland a good place to buy a home?
Koggenland scores an 8.4 among residents, with high marks for accessibility (9.5), housing (9.1) and green space (8.8). The municipality has 23,587 inhabitants, a labour participation rate of 70% and an average income of €36,600. The WOZ value of €378,000 is lower than in many Randstad municipalities, making Koggenland attractive for movers.
What are the additional costs when buying a home in Koggenland?
Expect 4 to 6% on top of the purchase price in additional costs. This includes 2% transfer tax (buyers under 35 may qualify for a starter exemption up to €510,000), notary fees, valuation costs and possibly estate agent fees. For a home of €434,000, this amounts to approximately €17,000 to €26,000 extra.
How accessible is Koggenland?
Residents rate accessibility at 9.5 out of 10. Via the N243 you are quickly on the A7 towards Alkmaar (15 minutes) or Hoorn (15 minutes). There are bus connections to both cities, but for commuting a car is advisable in most villages. There is no train station in Obdam; the nearest station is Hoorn.
Can I search for owner-occupied homes in Koggenland by neighbourhood?
Yes, you can search by village. Koggenland has ten villages, each with its own page where you will find the local housing supply, neighbourhood scores and resident reviews. This way you can easily compare differences between, for example, Obdam, Ursem and De Goorn.
How many homes are there in total in Koggenland?
The municipality of Koggenland has a housing stock of 9,803 homes. Of these, 78% are owner-occupied and 21% are rental homes. Only 5% are owned by a housing corporation. The supply consists mainly of single-family homes; apartments are scarce in this municipality.
Not much contact with the neighbours, but it's cosy, you have to do it yourself
Auto-translated to English by AIVery cosy with each other and we all help each other and we keep the neighbourhood clean together and that is very cosy together
Auto-translated to English by AIGreat
Auto-translated to English by AINice and good and cosy
Auto-translated to English by AIIt's a top neighbourhood
Auto-translated to English by AII experience the neighbourhood as very pleasant. Everyone is friendly, even though I don't know anyone. I sometimes find that a pity. Recently we had a market on the Dorpsstraat and then I felt very connected to my village. Events like that are very nice. By car, everything is just harder to reach than by bike. I also miss rubbish bins on the Dorpsstraat. You can hardly find any. That's why there is often litter on the pavement. Also, households should be encouraged more to install solar panels and remove as many paving stones as possible. Also, more charging points for electric cars should be installed in parking lots. Those are all tips to make it greener, but it's not that the neighbourhood is bad now.
Auto-translated to English by AIJust a fine place. Nice and quiet too. Only a shame that amenities are quite far away.
Auto-translated to English by AIIt's a very nice neighbourhood and everyone is friendly to you, lovely to live here
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