Badhoevedorp Zuid, Haarlemmermeer

Living in Badhoevedorp Zuid

Badhoevedorp Zuid is moderately urban — city amenities without the crush, and most of its 448 homes are houses rather than apartments — front doors, gardens, street parking.

At 4,831 residents per km² the buurt is busy without being packed.

Haarlemmermeer (Hoofddorp and the surrounding polder towns) was built for Schiphol commuters — newer stock, wide streets and good highways. Aircraft noise contours differ street by street, so check the noise map for any specific address.

The housing market in Badhoevedorp Zuid

The average home value (WOZ) in Badhoevedorp Zuid is €511,000, which puts it at #30 of 79 neighborhoods in Haarlemmermeer — 11% above the city median. That premium is the location speaking. For scale: Haarlemmermeer's cheapest buurt averages €93,000 and its most expensive €1,055,000, so Badhoevedorp Zuid sits in the middle band of the city.

The direction of the market: between 2015 and 2025 the average WOZ value here rose from €262,000 to €526,000, up 101% — faster than the city as a whole (+88%). WOZ values lag the market by about a year, but the trend itself is reliable.

With 67% of homes owner-occupied, this is a settled buyers' neighborhood — homes change hands regularly, and you can usually find recent comparable sales on the same street to anchor your bid. Settled also means slower: owners here tend to stay, so the best houses may only list once a decade.

Who lives here

Demographically, Badhoevedorp Zuid is dominated by established households in the 45-to-65 bracket (31% of its 950 residents), followed by 25-to-45 year olds at 25%. 40% of households have children at home, so expect school runs, playgrounds in use, and neighbors who stay put. The average household counts 2.3 people.

As for who your neighbors would be: 34% of households sit in the country's top income bracket — which helps explain both the café density and the bidding behavior.

Daily errands, coffee and dinner

Day to day: the nearest large supermarket is about 5 minutes' walk; there are about 9 cafés and restaurants within walking distance — enough choice without the crowds.

The practical checklist most buyers forget to make: pharmacy 6 min walk · GP 8 min · hospital 4.9 km · library 1.3 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 (3 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 10-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the nearest train station is 5.7 km out, so day-to-day life here leans on the car or bus; a highway on-ramp 0.4 km away makes car trips easy — check whether through-traffic noise reaches the street you're considering; households here average 1.1 cars, so assume driveways and parking are part of daily logistics.

Energy and running costs

Since 100% 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 Badhoevedorp Zuid

Before you bid in Badhoevedorp Zuid: family neighborhoods like this one turn over slowly; when a good house appears it often goes to the first serious, well-prepared bidder.

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

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