Living in Generaalsbuurt
Generaalsbuurt is densely built and genuinely urban, and the stock is a genuine mix of apartments and family houses (45% houses).
With 19,761 residents per km², you will know your streets are alive — and so will your ears; visit on a Friday evening before you commit.
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 Generaalsbuurt
The average home value (WOZ) in Generaalsbuurt is €391,000, which puts it at #70 of 96 neighborhoods in Haarlem — 16% below the city median, which makes it one of the more approachable entry points into the city. For scale: Haarlem's cheapest buurt averages €246,000 and its most expensive €1,227,000, so Generaalsbuurt sits in the middle band of the city.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
The direction of the market: between 2016 and 2025 the average WOZ value here rose from €170,000 to €415,000, up 144% — faster 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: 56% owner-occupied against 44% rental, including 4% 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, Generaalsbuurt is shaped by people in their late twenties to early forties (44% of its 2,070 residents), followed by 45-to-65 year olds at 23%. Households split into 51% singles and 24% families with children — a real mix rather than one lifestyle. The average household counts 1.8 people.
As for who your neighbors would be: incomes skew modest — 42% of households are in the lower national bracket.
Daily errands, coffee and dinner
Day to day: groceries are a non-issue — 4 large supermarkets within a kilometer; there are about 20 cafés and restaurants within walking distance — enough choice without the crowds.
The practical checklist most buyers forget to make: pharmacy 8 min walk · GP 8 min · hospital 3.7 km · library 1.9 km · 1 cinema 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 7 minutes on foot; daycare is well covered (11 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 7-minute bike ride, which Dutch teenagers do in all weather.
Getting around
Getting around: the station is a 5-minute cycle, standard Dutch commuting range; a highway on-ramp 1.4 km away makes car trips easy — check whether through-traffic noise reaches the street you're considering; and at 0.6 cars per household, most residents simply don't own one — if you do, factor in permit costs and waiting lists before you buy.
Energy and running costs
Since 99% of the stock predates 2000, always check the energy label of a specific listing — the difference between label C and label F on an average home here is easily a few thousand euros a year in heating, and it changes what you can sensibly bid.
Before you bid in Generaalsbuurt
Before you bid in Generaalsbuurt: much of Haarlem sits on soft soil, and pre-1970 homes may stand on wooden piles — since the 2026 appraisal rules, a foundation risk class (A–E) appears in every valuation, so check it before you bid, not after the deal is already emotional. Also, 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.
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
Is Generaalsbuurt a good neighborhood to live in?
That depends on what you're looking for. Generaalsbuurt suits first-time buyers and buyers after city buzz best; it's a weaker match for buyers after peace and space. The average home value is €391,000 (16% below the Haarlem median) and the neighborhood has 2,070 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Generaalsbuurt?
The average home value (WOZ waarde) in Generaalsbuurt, Haarlem is €391,000, based on the official CBS neighborhood statistics.
Is Generaalsbuurt mostly owner-occupied or rental?
56% of homes in Generaalsbuurt are owner-occupied and 44% are rentals, of which 4% of all homes are social housing (woningcorporatie).
Are house prices in Generaalsbuurt rising?
Between 2016 and 2025 the average WOZ value in Generaalsbuurt rose from €170,000 to €415,000 (+144%); Haarlem as a whole moved up 126% over the same period. WOZ values lag the current market by about a year.
How old are the homes in Generaalsbuurt?
99% of homes in Generaalsbuurt were built before 2000 and 1% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Generaalsbuurt?
The average distance to a train station from Generaalsbuurt is 1.3 km; a large supermarket is 0.6 km away on average.
Is Generaalsbuurt an expensive part of Haarlem?
No — average home values are 16% below the Haarlem median, making it one of the more affordable parts of the city.
Is Generaalsbuurt good for families with children?
The nearest primary school is 0.6 km away and there are 11 daycare locations within a kilometer. 24% of households here have children at home.
Similar neighborhoods in Haarlem
Closest in price — worth a look if Generaalsbuurt is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten (buurt BU03921001) · Data updated 2026-07-11. WOZ values are neighborhood averages; individual homes vary.