Gedempte Oude Gracht 120L
Heiliglanden, Haarlem
NeighbourhoodA studio in the heart of Haarlem
This studio on the Gedempte Oude Gracht sits in the middle of Haarlem's historic centre, in the Heiliglanden neighbourhood. The building dates from 1954 and carries an energy label A, which is an efficient label. With a price of €315,000, the asking price is 42% below the average asking price of €539,400 for homes in this neighbourhood, so it is on the sharp side. For more context, you can compare it with other studios in Haarlem.
The home itself
The studio spans one floor and includes two rooms, one bedroom, and one bathroom. The living area is 43 m² according to both the BAG registration and the agent's listing. The agent mentions double glazing and full insulation, and the home is heated by a central heating boiler. There is a garden on the south, accessible via the back, and the property is part of a homeowners' association with a monthly contribution of €140.51. The ownership is freehold.
Life in Heiliglanden
This is a lively part of the old city, where residents of the district give an average score of 8.1 based on eleven reviews. One resident says: "Beautiful neighbourhood...shops nearby, bus connections nearby." Another notes: "Lovely neighbourhood to live in, old part of the city. Cleaning and greenery leave something to be desired." The area is very urban, with a high address density, and most households are single-person. For a closer look at what the area offers, see the Heiliglanden neighbourhood.
Amenities and transport
Daily errands are easy: the Jumbo is just around the corner, and the Albert Heijn is a couple of streets away. The nearest primary school, Veronica Jenaplanschool, is a five-minute walk, and the Stedelijk Gymnasium Haarlem is also within walking distance. The GP practice is on your doorstep, and the pharmacy is even closer. For public transport, bus stop Turfmarkt is a couple of streets away, served by lines 2, 3, 73, 568, 569, and N80. Haarlem train station is a ten-minute walk. All this is part of the municipality of Haarlem.
WOZ and address data
The WOZ value is €321,000 as of 1 January 2025, and the asking price is 2% below that value. Between 2020 and 2025, the WOZ value rose by 23%, from €260,000 to €321,000. As for address risks, these are area-level indications, not an inspection of this home. Road traffic noise is measured at 64 dB Lden, which is above the norm. The foundation risk indication is elevated, and pluvial flooding at heavy rain is also elevated. Heat stress is currently medium, and flood risk is low.
Source and agent
At the time of writing, the home is offered via two channels, including DMC Overveen.
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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 Gedempte Oude Gracht 120L, Haarlem
How does the asking price compare to the WOZ value?
The asking price of €315,000 is 2% below the WOZ value of €321,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 23%, from €260,000 in 2020 to €321,000 in 2025.
What is the layout of this studio?
According to the agent, the home has two rooms, one bedroom, and one bathroom, all on a single floor. The living area is 43 m², and the volume is 138 m³. There is a garden on the south, accessible via the back. The property is part of a homeowners' association with a monthly contribution of €140.51.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. The agent also mentions that the home has double glazing and full insulation. The heating is provided by a central heating boiler. No specific energy costs are stated in the listing.
What are the noise levels around this address?
According to public data, road traffic noise is measured at 64 dB Lden, which is above the noise norm. Railway noise is 40 dB Lden, and aircraft noise is 41 dB Lden, both below the norm. These are area-level indications, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication is elevated. This is based on the fact that the building was constructed before 1970, and in this postcode area, 100% of properties were built before 1970. Additionally, 12% of properties in this neighbourhood have an elevated risk of pile rot, according to the Klimaateffectatlas. This is an area-level indication, not an inspection of this specific home.
Which supermarkets are nearby?
The nearest supermarket is Jumbo, about 335 metres away, followed by Albert Heijn at 389 metres and Dekamarkt at 418 metres. There are also Ekoplaza and Vomar within about 500 to 600 metres. All are within a short walk from the home.
What public transport options are available?
The nearest bus stop is Haarlem, Turfmarkt, about 201 metres away, served by lines 2, 3, 73, 568, 569, and N80. There are also stops at Frans Hals Museum and Kampersingel nearby. Haarlem train station is approximately 1.1 kilometres away.
What is the neighbourhood like according to residents?
Residents of the district give an average score of 8.1 out of 10, based on eleven reviews. One resident says: "Beautiful neighbourhood...shops nearby, bus connections nearby." Another notes: "Lovely neighbourhood to live in, old part of the city. Cleaning and greenery leave something to be desired." These reviews reflect the wider district, not just this specific neighbourhood.
How does the price per m² compare to the neighbourhood average?
The asking price per m² is €7,326, based on the agent's listing. The average asking price per m² in the neighbourhood is €7,791. So this home is priced slightly below the neighbourhood average per square metre.
Is there a risk of flooding?
The current flood risk is low, and it is expected to remain low in 2050. However, pluvial flooding (from heavy rain) is indicated as elevated. Heat stress is currently medium, but is expected to become elevated by 2050. These are area-level indications, not specific to this property.
Statistics for Heiliglanden
Figures on residents, liveability and the housing market
| Sale price | €539,400 | €437,500 |
|---|---|---|
| Sale per m² | €7,791 | – |
| Rent price | €1,700 p/m | €1,700 p/m |
| Rent per m² | €33 p/m | – |
Experiences from Oude Stad
How residents experience their district
Have lived here since 1992, still think it's a beautiful neighbourhood, but social contacts are decreasing.
Auto-translated to English by AILovely neighbourhood to live in, old part of the city. Cleaning and greenery leave something to be desired.
Auto-translated to English by AICosy....lots of greenery, beautiful street lighting and great to be able to live here
Auto-translated to English by AII've lived here for 33 years and I still walk around proudly at how beautiful the neighbourhood is, but connections and social contacts have deteriorated in the last few years, partly due to the "inbreeding" and greater differences between rich and poor.
Auto-translated to English by AII've been living here for a short while due to homelessness, but it's a nice and busy neighbourhood to live in, always something going on and always something to do. It's still a city so greenery and housing always remain a bit rubbish, but well, where in the Netherlands don't you have that?
Auto-translated to English by AIDe vijfhoek is a very pleasant neighbourhood to live in. Everyone knows each other and is kind to one another. Very occasionally some youngsters come down the street, but that's part of it. All the shops and restaurants are just around the corner, so you're there in no time. There isn't much nature unfortunately, but if you hop on your bike you'll soon reach a forest.
Auto-translated to English by AIHave lived here for 32 years, nice neighbourhood.
Auto-translated to English by AIHave lived here for 32 years. Pleasant neighbourhood in itself. Could do with a bit more attention now and then, e.g. emptying containers.
Auto-translated to English by AIStatistics for Oude Stad
Figures on residents, liveability and the housing market
| Sale price | €709,865 | €525,178 |
|---|---|---|
| Sale per m² | €7,491 | – |
| Rent price | €2,536 p/m | €2,413 p/m |
| Rent per m² | €29 p/m | – |
Experiences from Haarlem
How residents experience their municipality
very nice and beautiful neighbourhood.
Auto-translated to English by AII've lived here for almost 30 years. It used to be pleasant: clean, good contact with neighbours, etc. But due to the steady influx of Muslims, the neighbourhood is going downhill. Lots of litter lying around, misuse of rubbish bins (throwing all sorts next to them), not being open to contact, their children breaking things... in short: they have no connection with the neighbourhood and its residents. It creates an unpleasant atmosphere..
Auto-translated to English by AI.
Auto-translated to English by AISad people have no life, they ruin others' lives
Auto-translated to English by AIBy lively I mean that there are many hip young people living here and there are many amenities and infrastructure in the neighbourhood, but it is anonymous because people don't really know each other. You live there and know your neighbours, but you don't really know your neighbours' neighbours. Many people move often.
Auto-translated to English by AIx
Auto-translated to English by AIIt's a shame that you see more and more rubbish lying around everywhere and more and more things are being demolished.
Auto-translated to English by AIIt is outdated, rubbish on the streets, flats don't look very nice
Auto-translated to English by AIStatistics for Haarlem
Figures on residents, liveability and the housing market
| Sale price | €638,515 | €552,573 |
|---|---|---|
| Sale per m² | €6,335 | – |
| Rent price | €2,203 p/m | €2,164 p/m |
| Rent per m² | €26 p/m | – |
Location and amenities
Gedempte Oude Gracht 120L, Haarlem
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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