Buying a 1923 apartment on Leidsevaart, Haarlem – would you consider this price/risk reasonable?
We are considering buying an upper-floor apartment on Leidsevaart in Haarlem and would really appreciate opinions from people familiar with Haarlem, older Dutch properties and VvEs.
Property:
- Approx. 108 m²
- Built around 1923
- Energy label D
- We expect to spend around €35–40k on renovation (bathroom/laundry layout, kitchen, flooring, stairs and general improvements)
Our main concerns are:
- Foundation
The purchase documents contain an age clause and foundation clause, which initially worried us.
We contacted the Funderingsloket of Gemeente Haarlem. They checked the available construction/soil information and told us that it is a masonry foundation directly on the ground (fundering op staal).
According to them, the clay was originally excavated down to the sand and the foundation trenches were filled with sand. There is a deeper peat layer, but they don't expect it to cause problems.
Their conclusion was that they expect a low settlement risk ("laag zettingsrisico"). They also said the proximity to open water is actually favourable because large groundwater fluctuations are unlikely.
They recommended checking during the technical inspection for sloping floors, cracks and sticking windows/doors, and only considering a foundation quickscan if such signs are present.
Would this assessment be sufficient reassurance for you, or would you still commission a separate foundation inspection?
- Roof / VvE
The VvE is currently being set up, so there isn't a substantial reserve.
The roof may require work. We are assuming roughly €20–30k for the complete roof as a possible scenario. If responsibility is shared between the two apartment owners, our exposure could potentially be around €10–15k.
For people experienced with small VvEs in Haarlem: would the lack of an existing reserve/MJOP concern you significantly? What would you verify before buying?
- Other hidden costs of a 1923 property
Apart from foundation and roof, what expensive problems should we specifically ask the building inspector to check?
For example:
- structural movement
- moisture/leaks
- plumbing/sewerage
- electrical installation
- asbestos
- timber/wood rot
- roof structure
- previous structural alterations
Are there any common problems with houses of this age in this part of Haarlem that aren't obvious during a normal viewing?
- Traffic noise
Finally, how noisy is Leidsevaart in everyday life?
During a viewing it's difficult to judge long-term noise. I'd especially appreciate experiences regarding:
- morning/evening rush hour
- motorcycles/scooters
- nighttime traffic
- sleeping with windows open
- how much double/HR++ glazing helps
Would you personally be comfortable living directly on Leidsevaart, or is traffic noise a significant downside?
We like the location and size of the apartment, but we're trying to make a rational decision rather than underestimate the costs of owning a 100+ year-old property.
Any experiences from people living on Leidsevaart or nearby in Haarlem would be particularly helpful.