Terraced houses for sale in Koggenland

Terraced houses in a polder municipality: what you need to know about the supply in Koggenland

Koggenland is not a city but a chain of villages in the North Holland polder: Obdam, Ursem, Oudendijk, Berkhout, Avenhorn and a handful of smaller settlements. That village character directly determines the supply. Terraced houses here are almost always in rows built between the 1960s and 1990s, on spacious plots compared to urban rows, with a back garden that lives up to its name.

The supply is owner-occupied dominant. Rental properties are scarce, and those who want to live here usually buy. This also means that terraced houses that become available are snapped up quickly. The type appeals to families and first-time buyers who find the Randstad too expensive but want to remain accessible via the A7 towards Hoorn or Amsterdam.

View the current supply and associated figures in all owner-occupied homes in Koggenland at the top of this page.

What makes a terraced house in Koggenland different from elsewhere

Buying a terraced house in a village requires different considerations than in a city. A few points that specifically apply here:

• Boundaries and neighbours. In village rows, relationships with neighbours are often decades old. Ask during viewings about ongoing discussions about fences, extensions or overhanging trees. This is rarely mentioned in the sales brochure.
• Foundations and peat soil. North Holland has peat soil. Always have a foundation survey carried out on older homes, even if the house looks good. Cracking on the rear facade is an early sign.
• Extension potential. Many terraced houses in Koggenland have a relatively large back garden. Check the zoning plan for possibilities for extensions and dormer windows. This varies per village and sometimes per street.
• HOA or no HOA? Detached row houses generally have no HOA. But if the house shares a common foundation or roof with an apartment complex next door, there may be an HOA with associated service costs and meeting obligations.
• Speed of response. In a tight market, terraced houses sometimes sell within a weekend. Make sure your financing is in order before you view, not after. A mortgage statement from your advisor speeds up the process.
• Set up push notifications. Don't miss new listings. The free Buurtje.nl app sends a push notification as soon as new supply appears that matches your search. Download it via the App Store or Google Play, both free.
• Public transport limited. Koggenland has no train station. Check the bus connections to Hoorn or Alkmaar if you depend on public transport. This is a factor that affects resale value in the long term.

What determines the price of a terraced house here

Terraced houses in Koggenland are in the mid-range segment. Not the cheapest North Holland option, but much more accessible than the immediate vicinity of Hoorn or the Zaanstreek. For current prices: see the overview at the top of this page.

Factors that push the price up:

• Location on a quiet street or with an open view over polder or water
• Recently renovated kitchen or bathroom
• Energy label A or B (increasingly important for financing)
• Extended ground floor or dormer window
• Proximity to primary school, supermarket or main roads

Banks look critically at homes under 40 m² of living space. This is rarely a problem with terraced houses in Koggenland, but always check it in the appraisal report. A lower energy label can also reduce the maximum mortgage nowadays.

Three villages to seriously consider

Koggenland consists of several villages. They look similar but each has its own character. The resident figures are slowly changing averages, not a snapshot.

• Obdam (8.4/10). The largest village in the municipality, with a village centre, primary schools and direct access to the A7. Relatively the most supply of terraced houses.
• Ursem (8.4/10). Smaller village, quieter and greener. Popular with families who consciously choose a peaceful environment. Supply is more limited, but the neighbourhood experience scores high.
• Oudendijk (8.3/10). Ribbon village along a polder dike. Houses are sometimes on larger plots. Fewer amenities in the village itself, but within cycling distance of Obdam.

More neighbourhood data and resident reviews per village can be found on the reviews and neighbourhood data of Koggenland page.

Buying a terraced house in Koggenland not successful? Also look at Amsterdam

If the supply in Koggenland disappoints or prices are out of reach, it makes sense to broaden your search radius. Terraced houses in Amsterdam are a different market, with a different price level and higher pressure on supply, but for those flexible on location, it may be worth keeping an eye on both markets simultaneously.

Would you rather rent instead of buy? Then also check the supply of terraced houses for rent in Koggenland as a temporary solution while you search.