A studio with a private garden in the heart of Haarlem
This ground-floor studio on the Gedempte Oude Gracht sits in the middle of Haarlem's historic centre, where the canals and cobbled streets set a distinctly old-town scene. The home is part of a lively residential area, and the agent highlights the free view from the property. The asking price is €295,000. For context, the price sits 39% below the neighbourhood average asking price of €481,932, and the living area of 38 m² is 38% smaller than the neighbourhood average of 61 m². If you are looking at studios in Haarlem, this one stands out for its outdoor space.
The home itself
The studio has one room, one bedroom and one bathroom, spread over two floors, with a total volume of 171 m³. It is a ground-floor apartment (a benedenwoning), built in 1954, and comes with full ownership. The agent lists a garden of 258 m², accessible from the rear and facing south. According to the agent, the home has double glazing and is fully insulated, and it is heated by a central heating boiler. There is a homeowners' association fee of €101.35 per month. The BAG registration records a living area of 44 m², while the agent's listing states 38 m².
The Heiliglanden neighbourhood
Residents of the Oude Stad district, which includes this neighbourhood, give their living environment 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 enthusiastic: "Cosy... lots of greenery, beautiful street lighting and great to be able to live here." The district is home to around 1,400 people, and a large share of households are single-person, at 60%. For more on the area, see the Heiliglanden neighbourhood.
Amenities and transport
Daily errands are easy from here. The pharmacy is just around the corner, and the GP practice is a couple of streets away. For groceries, Jumbo, Albert Heijn and Dekamarkt are all within a five-minute walk. The nearest primary school, Veronica Jenaplanschool, is a couple of streets away, and the Stedelijk Gymnasium Haarlem is a five-minute walk for secondary education. Public transport is close by: the Turfmarkt bus stop, served by lines 2, 3, 73, 568, 569 and N80, is a couple of streets away, and Haarlem train station is a ten-minute walk. The wider surroundings are part of the municipality of Haarlem.
WOZ value and address data
The WOZ value for this home is €324,000, based on the reference date of 1 January 2025. The asking price of €295,000 is 9% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 27%, from €255,000 to €324,000. As for the address, the area-level data indicate an elevated foundation risk, with 12% of properties in this postcode area showing an elevated risk of pile rot, according to the Klimaateffectatlas. The noise level from road traffic is 64 dB Lden, which is above the standard, while rail and air traffic noise are below the standard. Pluvial flooding risk is elevated, while flood risk from rivers or the sea is low, both now and in 2050. Heat stress is currently medium, rising to elevated by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including DMC Overveen on Funda.
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Features
Details of this home
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Layout
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Outdoor space
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 Gedempte Oude Gracht 120A, Haarlem
How does the asking price compare with the WOZ value?
The asking price is €295,000, while the WOZ value is €324,000 as of 1 January 2025. That means the asking price is 9% below the WOZ value. The WOZ value is the municipal valuation, not the current market value, but it gives an indication of how the price relates to the official assessment.
What is the layout of this studio?
The home has one room, one bedroom and one bathroom, spread over two floors. It is a ground-floor apartment with a total volume of 171 m³. The agent lists a garden of 258 m², accessible from the rear and facing south. The living area is 38 m² according to the agent, while the BAG registration records 44 m².
What is the energy label and what does it mean for costs?
The energy label is 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. An efficient label generally means lower energy costs compared with less efficient homes, though actual costs depend on usage and energy prices.
What is the foundation risk for this address?
The area-level data indicate an elevated foundation risk for this postcode area. According to the Klimaateffectatlas, 12% of properties in this area have an elevated risk of pile rot. The home was built in 1954, before 1970, which is a factor in the risk assessment. This is an area-level indication, not an inspection of this specific home.
What amenities are within walking distance?
The pharmacy is just around the corner, and the GP practice is a couple of streets away. Supermarkets Jumbo, Albert Heijn and Dekamarkt are all within a five-minute walk. The nearest primary school, Veronica Jenaplanschool, is a couple of streets away, and the Stedelijk Gymnasium Haarlem is a five-minute walk for secondary education.
How is the public transport in this area?
The Turfmarkt bus stop is a couple of streets away, served by lines 2, 3, 73, 568, 569 and N80. Haarlem train station is about 1.1 km away, roughly a ten-minute walk. This gives good options for getting around the city and beyond.
What do residents say about living in this district?
Residents of the Oude Stad district give their living environment an average score of 8.1, 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," while a third appreciates the greenery and street lighting. These reviews reflect the district as a whole, not just this specific neighbourhood.
Is there a homeowners' association fee?
Yes, there is a homeowners' association fee of €101.35 per month. This fee typically covers shared costs such as maintenance of common areas and building insurance. The exact coverage depends on the association's arrangements.
