Patriarchstraat 32
Kruistochtbuurt, Haarlem
AreaA 1921 semi-detached house in Haarlem
This 1921 semi-detached house on the Patriarchstraat sits in the Kruistochtbuurt, a quiet corner of Haarlem that residents say is a pleasant place for children. The asking price of €480,000 is keen compared with the average asking price of €543,455 in the neighbourhood. For context, the average asking price per square metre in the area is €6,284, while this home comes in at €5,581 per square metre. If you are looking at semi-detached houses in Haarlem, this one is priced below the local norm.
The home itself
The house was built in 1921 and has an energy label C. The living area is 86 square metres according to the BAG registration, and the plot measures 90 square metres.
The Kruistochtbuurt
Residents of the wider district give it an average score of 5.48 out of 10, based on six reviews. One resident says: "Buurt met veel potentie, maar erg veel afval en weinig groen" and notes that while there are no shops in the neighbourhood itself, the Amsterdamstraat is five minutes away and the city centre ten. Another resident simply calls it a "Nice neighbourhood". A third, however, says they were "Traumatised for life". The district has 2,290 inhabitants, and 43% of the homes are owner-occupied. For more on the area, see the Kruistochtbuurt neighbourhood.
Amenities and transport
The daily essentials are close by. The Dekamarkt is just around the corner, and the Vomar is a couple of streets away. For primary education, De Talenten and the Franciscus Xaveriusschool are both within a five-minute walk. The nearest GP is Huisartsenpraktijk te Slaa, and the Teyler Apotheek is just around the corner. Bus stops at Haarlem, Byzantiumstraat and Haarlem, Slachthuisstraat are on your doorstep, served by lines 2, 3, 73, 80 and N80. Haarlem train station is a ten-minute walk. The municipality of Haarlem offers all this and more, as you can see on the page for the municipality of Haarlem.
WOZ and address data
The WOZ value on 1 January 2025 was €429,000, and the asking price is 12% above that value. Between 2020 and 2025, the WOZ value rose by 38%, from €312,000 to €429,000. As for the address, the noise level from road traffic is 55 dB Lden, which is above the norm, while rail and air traffic noise stay below it. The foundation risk indication is medium, and the area-level data notes that 3% of properties in this postcode area have an elevated risk of pile rot. These are indications at area level, not an inspection of this specific home. Pluvial flooding risk is medium, while flood risk is low now and in 2050; heat stress is medium now and in 2050.
Source
At the time of writing, the home is offered via two channels, including Hoekstra en van Eck.
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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 Patriarchstraat 32, Haarlem
How does the asking price compare with the WOZ value?
The asking price of €480,000 is 12% above the WOZ value of €429,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre is €5,581 based on the BAG living area of 86 square metres.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs. The label does not say anything about the condition of the home itself. The house was built in 1921, and the agent does not provide details about insulation or heating installations.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose by 38%, from €312,000 to €429,000. The value increased steadily each year, with the largest jump between 2021 and 2022, when it went from €333,000 to €393,000. The reference date for the current value is 1 January 2025.
What is the foundation risk for this home?
The foundation risk indication for this address is medium. This is an area-level indication based on public data, not an inspection of this specific home. The house was built in 1921, and in this postcode area, 3% of properties have an elevated risk of pile rot according to the Klimaateffectatlas.
What are the noise levels around this address?
The road traffic noise level is 55 dB Lden, which is above the Dutch noise norm. Rail traffic noise is 38 dB Lden and air traffic noise is 42 dB Lden, both below the norm. These figures come from the Atlas Leefomgeving and are area-level indications, not measurements at the property itself.
Which supermarkets are nearby?
The nearest supermarket is a Dekamarkt at 449 metres, and another Dekamarkt is at 529 metres. The Vomar is at 588 metres, and a SPAR express is at 595 metres. An Albert Heijn is about a kilometre away. All are within walking distance.
What schools are close to this home?
Two primary schools are within a five-minute walk: De Talenten at 367 metres and the Franciscus Xaveriusschool at 371 metres. The Veronica Jenaplanschool is at 495 metres. For secondary education, the Scholengemeenschap Eerste Christelijk Lyceum is at 509 metres.
How is the public transport in this area?
The nearest bus stops are Haarlem, Byzantiumstraat at 169 metres and Haarlem, Slachthuisstraat at 179 metres, served by lines 2, 3, 73, 80 and N80. Haarlem train station is at 1,495 metres, about a ten-minute walk.
What do residents say about the Kruistochtbuurt?
Residents of the wider district give an average score of 5.48 out of 10, based on six reviews. One resident mentions that the neighbourhood has potential but struggles with litter and little greenery, while another calls it a nice neighbourhood. The reviews reflect the district, not just this street.
Why are there no property details in this listing?
The listing does not state the number of rooms, bedrooms, bathrooms, or any details about the garden, balcony, or insulation. As a result, the layout and features of the home are not known from the listing. The living area of 86 square metres comes from the BAG registration.
