A studio in the heart of Haarlem
This ground-floor studio on the Gedempte Oude Gracht sits in the middle of Haarlem's historic centre, in the Heiliglanden neighbourhood. The area is part of the Oude Stad district, where the streets are lined with old buildings and the atmosphere is unmistakably urban. At €330,000, the asking price is 32% below the neighbourhood average asking price of €481,932, and the average for studios in Haarlem sits at a similar level.
The home itself
Built in 1954, this benedenwoning (apartment) has two rooms, one bedroom and one bathroom on a single floor. The living area is 40 m² according to the agent, while the BAG registration lists 41 m². The home has double glazing and is fully insulated, heated by a central heating boiler. It comes with a garden of 258 m² and a front garden, both accessible via the back, and the garden faces south. The property is freehold, with a monthly HOA fee of €131. The agent describes the setting as in the centre, in a residential area with a free view.
Life in Heiliglanden
Residents of the Oude Stad district, which includes Heiliglanden, give their surroundings an average score of 8.1, based on eleven reviews. One resident, who has lived there since 1992, says: "Beautiful neighbourhood, but social contacts are decreasing." Another calls it a "lovely neighbourhood to live in, old part of the city", though they note that "cleaning and greenery leave something to be desired." A third resident is more enthusiastic: "Cosy...lots of greenery, beautiful street lighting and great to be able to live here." The neighbourhood itself has around 1,400 inhabitants, and 60% of households are single-person. For a sense of what it is like on the ground, the Heiliglanden neighbourhood page has more detail.
Amenities and transport
The daily essentials are close by. The pharmacy is on your doorstep, and the GP practice is just around the corner. For groceries, Jumbo, Albert Heijn and Dekamarkt are all a couple of streets away. The Veronica Jenaplanschool is a five-minute walk, and the Stedelijk Gymnasium Haarlem is also within walking distance. Bus stops at Turfmarkt and Frans Hals Museum are just around the corner, with lines 2, 3, 73, 568, 569 and N80. Haarlem train station is a ten-minute walk. The wider area, the municipality of Haarlem, offers plenty more.
WOZ and address data
No WOZ value is available for this property. The address does carry some risk indications, which are area-level data rather than an inspection of this home. Road traffic noise is measured at 65 dB Lden, above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is elevated, as the building dates from before 1970 and the area is a KCAF attention zone. Pluvial flooding risk is elevated, while flood risk is low now and in 2050. Heat stress is currently medium, rising to elevated by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including DMC Overveen on Funda.
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Frequently asked questions
About Gedempte Oude Gracht 118B, Haarlem
How does the asking price compare with other homes in the neighbourhood?
The asking price of €330,000 is 32% below the neighbourhood average asking price of €481,932. The average asking price per m² in the neighbourhood is €7,794, while this home is listed at €8,250 per m² based on the agent's floor area. No judgement is given on whether the price is high or low relative to the market.
What is the layout of this studio?
This is a ground-floor benedenwoning with two rooms, one bedroom and one bathroom on a single floor. The living area is 40 m² according to the agent, while the BAG registration lists 41 m². The home has a garden of 258 m² and a front garden, both accessible via the back, with the garden facing south.
What is the energy label and what does it mean for costs?
The home has energy label A, which is an efficient label. According to the agent, the home has double glazing and is fully insulated, and it is heated by a central heating boiler. With an efficient label, you can expect relatively low energy costs compared with less efficient homes.
What is the HOA fee and what does it cover?
The monthly HOA fee is €131. The listing does not specify what this fee covers. It is a standard contribution for the maintenance of shared parts of the building. The property is freehold, meaning you own the land and the building outright.
What is the foundation risk for this address?
The foundation risk indication for this address is elevated. This is an area-level indication based on public data, not an inspection of this specific home. The building dates from 1954, before 1970, and the area is a KCAF attention zone. In this postcode area, 100% of buildings were constructed before 1970, and 12% of properties in the neighbourhood have an elevated risk of pile rot.
How noisy is the location?
Road traffic noise at this address is measured at 65 dB Lden, which is above the noise standard. Railway noise is 40 dB Lden and aircraft noise is 41 dB Lden, both below their respective standards. These are area-level indications based on public data, not measurements taken at the property itself.
What supermarkets are nearby?
Jumbo is 313 metres away, Albert Heijn is 379 metres, and Dekamarkt is 397 metres. There is also an Ekoplaza at 503 metres and another Albert Heijn at 568 metres. All are within a short walk from the home.
Which schools are close to this home?
The Veronica Jenaplanschool, a primary school, is 312 metres away. The Stedelijk Gymnasium Haarlem, a secondary school, is 463 metres away. The Dreefschool is 675 metres away, and the Cruquiusschool is 783 metres away. All are within walking distance.
What public transport options are available?
The nearest bus stop is Haarlem, Turfmarkt, 224 metres away, with lines 2, 3, 73, 568, 569 and N80. Haarlem, Frans Hals Museum is 246 metres away with line 3, and Haarlem, Kampersingel is 266 metres away with lines 3, 80 and N80. Haarlem train station is 1.1 km away.
What is the neighbourhood like according to residents?
Residents of the Oude Stad district, which includes this neighbourhood, give an average score of 8.1 out of 10, based on eleven reviews. One resident says it is a "beautiful neighbourhood" but notes that social contacts are decreasing. Another calls it a "lovely neighbourhood to live in, old part of the city," though they mention that cleaning and greenery could be better. A third resident says it is "cosy...lots of greenery, beautiful street lighting and great to be able to live here."
