A 1902 terraced house in the heart of Gouda
This terraced house on IJssellaan 165 sits in the Kort Haarlem neighbourhood, right in the centre of Gouda. Built in 1902, it carries an energy label A, which is an efficient label. The asking price is €412,500. For context, terraced houses in Gouda are listed in this area, where the average asking price is €541,464.
Inside the home
The agent lists a living area of 77 m², while the BAG registration records 87 m². The home has 4 rooms, including 3 bedrooms and 1 bathroom, spread over 2 floors. The volume is 291 m³. There is a rear garden of 98 m² facing east. According to the agent, the home has roof insulation, floor insulation and double glazing, and is heated by a central heating boiler. The property is a single-family home, situated in the centre within a residential area.
Life in Kort Haarlem
Kort Haarlem is a mixed neighbourhood with about 4,020 residents. Residents of the district give it 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 there are good small businesses and supermarkets in the neighbourhood." The housing stock here is mostly pre-war, with 93% of homes built before 1945. The Kort Haarlem neighbourhood has a mix of ages, with 24% of residents aged 65 or older.
Amenities and getting around
Daily errands are easy from here. Albert Heijn is just around the corner, with Coop and Lidl. For schools, Prinses Julianaschool is a couple of streets away, and Casimirschool is. The nearest GP, Huisartsencentrum Klein Iterson, is, and Apotheek Neumann pharmacy is. For public transport, the bus stop Gouda, Doelenbrug is on your doorstep, serving lines 3, 106, 196, 307 and 996. Gouda train station is a ten-minute walk. The municipality of Gouda offers these amenities within easy reach.
WOZ value and address data
The WOZ value for this home is €439,000, as of the reference date 1 January 2025. The asking price is 6% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 77%, from €248,000 to €439,000. As for address-level risk data, these are area-level indications, not an inspection of this specific home. The noise level from road traffic is 53 dB Lden, which is above the noise standard, while railway and air traffic noise are below their standards. The foundation risk indication is elevated, given the 1902 construction on peat soil, and the pluvial flooding risk is elevated, with a medium flood risk currently and in 2050. Heat stress is low now but medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Van Rhijn Makelaars. The listing has been active since 19 October 2026.
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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 IJssellaan 165, Gouda
How does the asking price compare to the WOZ value?
The asking price of €412,500 is 6% below the WOZ value of €439,000, 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 77%, from €248,000 in 2020 to €439,000 in 2025.
What is the layout of this terraced house?
According to the agent, the home has 4 rooms, including 3 bedrooms and 1 bathroom, spread over 2 floors. The living area is listed as 77 m² by the agent, while the BAG registration records 87 m². There is a rear garden of 98 m² facing east. The home has roof insulation, floor insulation and double glazing, and is heated by a central heating boiler.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The agent also mentions roof insulation, floor insulation and double glazing. The home was built in 1902, but the energy label reflects its current energy performance.
What is the foundation risk for this address?
The foundation risk indication for this address is elevated, based on area-level data. The home was built in 1902 on peat soil, which may involve wooden piles or a shallow foundation. In this postcode area, 100% of properties were built before 1970, and 5% of properties in the 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.
What supermarkets are nearby?
There are several supermarkets within easy reach. Albert Heijn is at 605 metres, Coop at 662 metres, Lidl at 904 metres, and Jumbo at 934 metres. These are all within a short walk or bike ride, making daily grocery shopping convenient.
Which schools are close to this home?
Prinses Julianaschool is at 276 metres, and Casimirschool is at 311 metres, both primary schools. For secondary education, Antoniuscollege Gouda is at 526 metres. There are also options for special education, such as Kesper College - iHub onderwijs at 490 metres.
How is the public transport connection?
The nearest bus stop is Gouda, Doelenbrug at 182 metres, serving lines 3, 106, 196, 307 and 996. Another stop, Gouda, Centrum, is at 299 metres with additional line 497. Gouda train station is at 1,156 metres, about a ten-minute walk, providing rail connections.
What do residents say about living in Kort Haarlem?
Residents of the district give it 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 there are good small businesses and supermarkets in the neighbourhood."
What is the average price per m² in this neighbourhood?
The asking price per m² for this home is €5,357, based on the agent's listed living area of 77 m². The average asking price per m² in the neighbourhood is €4,780, according to current listings. The average asking price for homes in Kort Haarlem is €541,464, with a median of €434,500.
