A grand old house by the water
This 1865 terraced house on Fluwelensingel sits right on the water in Kort Haarlem, a neighbourhood where the streets have a lived-in, mixed feel. With five rooms spread over three floors, it is a proper family home with plenty of character. The asking price of €735,000 is on the high side compared with the average asking price in the neighbourhood, which comes to €531,176. For context, terraced houses in Gouda are listed at an average of €4,557 per square metre, while this home asks €5,326 per square metre.
Inside the home
The agent describes this as a herenhuis, a mid-terrace house with a living area of 138 m², which matches the BAG registration. The plot, however, is listed differently: the BAG says 105 m², while the agent states 204 m². The home has three bedrooms, one bathroom, and a volume of 503 m³. There is a rear garden of 86 m² facing east, accessible via the back alley, plus a roof terrace. According to the agent, the insulation includes roof insulation, HR+ glazing and floor insulation, and the heating runs on a combi boiler with an open fireplace. The property is freehold.
Life in Kort Haarlem
Residents of the wider district give their living environment an average score of 7.13, based on four reviews. One resident says: "The neighbourhood is safe, social and is growing towards a better environment and in terms of facilities." Another notes: "Beautiful neighbourhood, all amenities around the corner. Loitering youths and hygiene need to be addressed by the municipality." A third mentions "little greenery, often a lot of rubbish", but adds that there are good small businesses and supermarkets. The district has around 4,020 inhabitants, with a mix of ages and household types. The Kort Haarlem neighbourhood itself is part of this picture, though the reviews describe the district as a whole.
Amenities and transport
Daily life is well served here. The Albert Heijn is just around the corner, with the Coop a couple of streets away and a SPAR a ten-minute walk. The Casimirschool is on your doorstep, and the r.k. basisschool St. Aloysius is just around the corner. The GP practice Huisartsencentrum Klein Iterson is a couple of streets away, and Apotheek Neumann is just around the corner. Bus stops at Gouda, Doelenbrug and Gouda, Centrum are within a couple of minutes' walk, served by lines 3, 106, 196, 307 and 996. Gouda railway station is a ten-minute walk. The municipality of Gouda offers further amenities within easy reach.
WOZ value and address data
The WOZ value for this home is €576,000, based on the reference date 1 January 2025. The asking price is 28% above that WOZ value. Between 2020 and 2025, the WOZ value rose by 45%, from €398,000 to €576,000. As for the address, the noise level from road traffic is 65 dB Lden, which is above the standard, while rail and air traffic noise stay below the norm. The foundation risk indication is elevated, based on area-level data: the home was built in 1865 on clay soil, and the Klimaateffectatlas notes that 5% 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 low, while current flood risk and heat stress are medium.
Source
At the time of writing, the home is offered via two channels: Klein Makelaardij and Klein Makelaardij on Funda.
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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 Fluwelensingel 50, Gouda
How does the asking price compare with the WOZ value?
The asking price of €735,000 is 28% above the WOZ value of €576,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price is also on the high side compared with the average asking price in the neighbourhood, which is €531,176.
What is the layout of this terraced house?
According to the agent, the home has five rooms, three bedrooms and one bathroom, spread over three floors. The living area is 138 m², which matches the BAG registration. There is a rear garden of 86 m² facing east, accessible via the back alley, and a roof terrace. The property is freehold.
What is the energy label and what does it mean for costs?
The energy label is D. This is not the most efficient label, so you can expect moderate energy costs compared with homes with better labels. The agent states that the home has roof insulation, HR+ glazing and floor insulation, which may help, but the label itself reflects the overall energy performance.
What is the foundation risk for this home?
The foundation risk indication for this address is elevated, based on area-level data. The home was built in 1865 on clay soil, and the Klimaateffectatlas indicates that 5% of properties in this postcode area have an elevated risk of pile rot. This is an area-level indication, not an inspection of this specific home.
What amenities are within walking distance?
The Albert Heijn is about 422 metres away, the Coop about 505 metres, and a SPAR about 843 metres. The Casimirschool is 128 metres away, and the r.k. basisschool St. Aloysius is 269 metres. The GP practice Huisartsencentrum Klein Iterson is 500 metres away, and Apotheek Neumann is 399 metres. Gouda railway station is about 994 metres away.
What is the neighbourhood like according to residents?
Residents of the wider district give an average score of 7.13, based on four reviews. One resident says the neighbourhood is safe and social, while another mentions beautiful surroundings but notes issues with loitering youths and hygiene. A third resident mentions little greenery and rubbish, but appreciates the local shops and supermarkets.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value increased by 45%, from €398,000 to €576,000. The reference date for the current value is 1 January 2025. This development reflects the general trend in the area, but the WOZ value is not the same as the market value.
Is there a roof terrace and garden?
Yes, according to the agent there is a roof terrace and a rear garden of 86 m², facing east and accessible via the back alley. The garden is a private outdoor space, and the roof terrace adds an extra outdoor area on top of the house.
