A studio with history in the heart of Haarlem
This studio on the Gedempte Oude Gracht sits in the middle of Haarlem's old centre, where the canals and cobbled streets set a scene that has barely changed in a century. The building dates from 1920, so you are living with a piece of the city's past right outside your door. At €340,000, the asking price is 29% below the neighbourhood average asking price of €481,932, which puts it on the keen side compared with other homes in the area. For context, the average asking price per square metre in the neighbourhood is €7,794, and this studio comes in at €7,907 per square metre. If you are weighing up your options, it is worth comparing with other studios in Haarlem to see how this one fits the local market.
Inside the apartment
This is a one-bedroom apartment on the third floor, with two rooms in total and a single bathroom, all spread over one level. The living area is 43 square metres according to both the BAG registration and the agent's listing, so there is no discrepancy there. The home has partial double glazing and secondary glazing, and heating comes from a combination boiler with partial underfloor heating. You own the property outright, with a homeowners' association fee of €51 per month. The energy label is F, which is the least efficient label, so expect higher energy costs than you would with a more efficient home.
Life in Heiliglanden
Residents of the wider district, which includes this neighbourhood, give it an average score of 8.1 out of 10, based on eleven reviews. One resident, who has lived here since 1992, says: "Beautiful neighbourhood, but social contacts are decreasing." Another describes it as 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, calling it "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, which fits the compact, central character of the area. For more on what this part of Haarlem is like, have a look at the Heiliglanden neighbourhood.
Amenities and getting around
The daily essentials are close at hand. The Jumbo supermarket is on your doorstep, the Dekamarkt is just around the corner, and an Albert Heijn is a couple of streets away. For school runs, the Stedelijk Gymnasium Haarlem is a five-minute walk, and the Veronica Jenaplanschool is a bit further. The GP practice Kraaij en Ensink is just around the corner, and the Apotheek Centraal Haarlem pharmacy is a couple of streets away. For public transport, the bus stop at Centrum/Verwulft is on your doorstep, with lines 2, 3, 73, 300, 568, 569, N30 and N80. Haarlem train station is a ten-minute walk. All of this sits within the municipality of Haarlem, a city known for its historic centre and cultural scene.
WOZ and address data
There is no WOZ value available for this property, so no comparison with the asking price can be made. The address does come with some area-level risk indications. Road traffic noise is measured at 63 dB Lden, which is above the noise standard, while railway and aircraft noise are both at 40 dB Lden, below the standard. The foundation risk indication is elevated, partly because the building dates from before 1970 and the area is a KCAF attention zone. Pluvial flooding risk is elevated, current flood risk is low, and heat stress is medium now but could rise by 2050. These are indications at area level, not an inspection of this specific home.
About the listing
At the time of writing, this home is offered via multiple channels, including Rinze de Makelaar and a listing on Funda.
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Frequently asked questions
About Gedempte Oude Gracht 82A, Haarlem
How does the asking price compare with other homes in the neighbourhood?
The asking price of €340,000 is 29% below the neighbourhood average asking price of €481,932. The average asking price per square metre in the neighbourhood is €7,794, while this studio is listed at €7,907 per square metre. The neighbourhood has 22 homes currently for sale, with prices ranging from €280,000 to €1,395,000. This studio is at the lower end of that range, which reflects its compact size.
What is the layout of this studio?
This is a one-bedroom apartment on the third floor, with two rooms in total and one bathroom, all on a single level. The living area is 43 square metres, according to both the BAG registration and the agent's listing. The home has partial double glazing and secondary glazing, and heating is provided by a combination boiler with partial underfloor heating. You own the property outright, and the homeowners' association fee is €51 per month.
What does the energy label F mean for this home?
Energy label F is the least efficient label on the scale, so you can expect higher energy costs compared with a home with a better label. The home has partial double glazing and secondary glazing, which helps somewhat, but the label itself indicates that the overall energy performance is poor. There is no WOZ value available for this property, so no comparison with the asking price can be made.
What is the foundation risk for this property?
The foundation risk indication for this address is elevated. This is partly because the building dates from 1920, before 1970, and the area is a KCAF attention zone, where 100% of properties in the postcode area were built before 1970. In the neighbourhood, 12% of properties have an elevated risk of pile rot, according to the Klimaateffectatlas. These are area-level indications, not an inspection of this specific home.
What are the noise levels like at this address?
Road traffic noise at this address is measured at 63 dB Lden, which is above the noise standard. Railway noise is at 40 dB Lden, below the standard, and aircraft noise is also at 40 dB Lden, below the standard. These figures come from public risk data at address level, based on the reference years 2022 and 2023. They are indications for the area, not a measurement inside the home itself.
What supermarkets are nearby?
The nearest supermarket is a Jumbo at 140 metres, which is on your doorstep. A Dekamarkt is at 228 metres, just around the corner, and an Albert Heijn is at 396 metres, a couple of streets away. There is also an Ekoplaza at 527 metres for organic options. In total, there are 48 supermarkets within five kilometres, so you have plenty of choice for daily groceries.
How far is the nearest school?
The nearest school is the Stedelijk Gymnasium Haarlem, a secondary school at 314 metres, which is a five-minute walk. The Veronica Jenaplanschool, a primary school, is at 454 metres, also within a short walk. There are 102 schools within five kilometres, so families have a wide range of options for both primary and secondary education.
What public transport options are available?
The nearest bus stop is Haarlem, Centrum/Verwulft, at 125 metres, with lines 2, 3, 73, 300, 568, 569, N30 and N80. Haarlem train station is at 1,045 metres, about a ten-minute walk. There are also stops at Frans Hals Museum and Turfmarkt within a few hundred metres. This gives you good access to both local and regional transport.
What do residents say about living in this district?
Residents of the district, which includes this neighbourhood, give it an average score of 8.1 out of 10, based on eleven reviews. One resident says: "Beautiful neighbourhood, but social contacts are decreasing." Another describes it as 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 calls it "cosy...lots of greenery, beautiful street lighting and great to be able to live here."
Is there a risk of flooding at this address?
The current flood risk at this address is low, and it is expected to remain low by 2050. Pluvial flooding, which occurs during heavy rain, is indicated as elevated. Heat stress is currently medium, but could become elevated by 2050. These are area-level indications from public risk data, not an assessment of this specific property.
