Ellertsveld, Haarlem

Living in Ellertsveld

Ellertsveld is densely built and genuinely urban, and the stock is a genuine mix of apartments and family houses (49% houses).

At 6,540 residents per km² the buurt is busy without being packed.

Haarlem is effectively Amsterdam's most beautiful suburb: historic streets, its own city identity, a 15-minute train into Amsterdam — and prices that reflect exactly that combination. Competition for period homes is intense.

The housing market in Ellertsveld

The average home value (WOZ) in Ellertsveld is €388,000, which puts it at #77 of 96 neighborhoods in Haarlem — 20% cheaper than most of the city, leaving room in the budget that pricier neighborhoods would swallow. For scale: Haarlem's cheapest buurt averages €263,000 and its priciest €1,309,000, so Ellertsveld sits among the city's more affordable ones.

The direction of the market: between 2016 and 2025 the average WOZ value here rose from €189,000 to €388,000, up 105% — slower than the city as a whole (+126%). WOZ values lag the market by about a year, but the trend itself is reliable.

Ownership is split: 60% owner-occupied against 40% rental, including 38% social housing. Enough homes trade hands to give you comparable sales, but check what's actually for sale versus rented in the specific block you're eyeing — the mix can flip from one street to the next.

Who lives here

Demographically, Ellertsveld is one of the older neighborhoods in the city — seniors form the largest group (28% of its 1,405 residents), followed by 45-to-65 year olds at 26%. Households split into 50% singles and 25% families with children — a real mix rather than one lifestyle. The average household counts 1.9 people.

As for who your neighbors would be: incomes lean modest — 44% of households are among the country's lower earners.

Daily errands, coffee and dinner

Day to day: the nearest large supermarket is about 7 minutes' walk; dining out means a short trip: only 4 cafés or restaurants sit within a kilometer.

The practical checklist most buyers forget to make: pharmacy 8 min walk · GP 7 min · hospital 2.5 km · library 1.1 km · 2 cinemas within 5 km. None of these will decide a purchase on their own, but a GP taking new patients nearby is the kind of thing you only miss after moving.

Families and schools

For families: the nearest primary school is 5 minutes on foot; daycare is well covered (8 locations nearby) — though Dutch waiting lists mean you register the week you know you're expecting, not the week you need it; secondary school is a 9-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the nearest train station is 4.4 km out, so day-to-day life here leans on the car or bus; the nearest highway on-ramp is 2.6 km away; car ownership is moderate (0.8 per household).

Energy and running costs

92% of homes were built before 2000. Two identical-looking houses on the same street can differ by hundreds of euros a month once heating is counted — the energy label tells you which one you're looking at, and lenders increasingly price it into your mortgage too.

Before you bid in Ellertsveld

Before you bid in Ellertsveld: the price gap with the rest of Haarlem is real, but so is the reason for it — walk the neighborhood at different times of day before committing. Also, with many older residents, more homes will come to market here over the coming years than the recent past suggests — patience can pay.

None of these averages can tell you whether the specific house you found is fairly priced — that depends on its size, energy label, state of maintenance and the recent sales around it. That is exactly what a free HomeReview report checks, in about 10 seconds, for any Dutch address.

Frequently asked questions

Similar neighborhoods in Haarlem

Closest in price — worth a look if Ellertsveld is out of reach or you want alternatives.