Charming Thatched Farmhouse on Spacious Plot Near Hattem Centre
Key Features
Upsides
- The property offers no less than 1,150 square metres of private land, providing a large garden, substantial privacy from surrounding hedges and flexibility for future uses such as a garage, hobby space or expanded planting.
- The ground floor contains both a bedroom and a bathroom, making the property fully suitable for single-level living and providing long-term adaptability without the need for stairs.
- The thatched roof and original architectural features such as the beamed ceilings, support posts and vaulted cellar give the property a distinctive and charming rural character that is characteristic of the traditional Dutch woonboerderij.
- The plot is located along a quiet road on the outskirts of Hattem, offering a peaceful residential setting while remaining within convenient distance of local shops, schools and other amenities.
- Four bedrooms are available across two floors, providing good accommodation capacity for a family or for those who wish to make use of the additional rooms as workspaces or hobby rooms.
Downsides
- The property carries energy label D, which in practical terms means relatively higher energy consumption and heating costs compared to more modern or better-insulated properties.
- The central heating system is a Nefit Ecomline HR boiler from 2007 and will be approaching the end of its expected service life, meaning replacement may be required in the near to medium term at additional cost to the buyer.
- The thatched roof, while visually appealing, typically requires specialist maintenance and periodic re-thatching, which can be a significant ongoing expense.
- The listing explicitly includes both an asbestos clause and a material defects clause related to the age of the property, indicating that some hidden defects are expected and that the buyer accepts responsibility for these upon purchase.
- The asking price of 650,000 euros, translating to approximately 4,887 euros per square metre of living space, is relatively high for the market and may reflect the premium associated with the thatched farmhouse style and large plot rather than the energy performance of the property.
Description
This is a characterful farmhouse situated on Hessenweg in Hattem, a town located in the province of Gelderland in the Netherlands. Built in approximately 1900, the property offers a living area of 133 square metres situated on a plot of no less than 1,150 square metres. The house is of the traditional Dutch woonboerderij type and presents its own distinctive appearance with a thatched roof exterior.
The ground floor provides generous and practical accommodation. A spacious entrance hall gives access to a vaulted cellar that offers useful storage space, a staircase to the first floor, connection points for a washing machine and a contemporary toilet with a small hand basin. From the hall, you enter a warm and inviting living room that features a beamed ceiling, decorative support posts, a fireplace with the option to install a wood-burning stove, a comfortable seating area, a sliding patio door and large windows that flood the room with natural light. The living room provides access to a rear entrance that leads out into the spacious rear garden.
The kitchen is located adjacent to the living room and is generously sized, making it ideal for family meals and gatherings. The kitchen is fitted with a straight-line cabinet run and includes a four-burner gas hob, extractor hood, oven and integrated dishwasher. A beamed ceiling adds to the agricultural character of the space.
On the ground floor there is also a large bedroom fitted with a washbasin and a built-in wardrobe, as well as a bathroom finished in light tones and equipped with a shower, bathtub and a design radiator. Having both a bedroom and bathroom on the ground floor makes the property suitable for single-level living and contributes to its lifetime adaptability.
A fixed staircase from the hall leads to the first floor landing, which contains a built-in wardrobe and a storage area housing the central heating system, a Nefit Ecomline HR combination boiler from 2007, owned outright. The first floor accommodates three bedrooms, each fitted with a dormer window. The largest bedroom additionally offers concealed storage space behind the knee-wall panelling.
The grounds surrounding the property are particularly noteworthy. The garden has been thoughtfully laid out. It is enclosed by hedges ensuring a good degree of privacy, and it features a lawned area, two mature linden trees, an old stone water well and a garden house and covered storage shelter. The substantial size of the plot provides ample opportunity for a vegetable garden, additional storage or the construction of a garage, subject to the necessary permissions.
The property is served by fibre optic broadband connectivity and features both mechanical and natural ventilation systems. Insulation measures include roof insulation, double glazing, partial cavity wall insulation and for the most part double glazing throughout. The property holds energy label D.
The house sits on a quiet road on the edge of the town of Hattem. Despite its tranquil setting, local shops, schools and other everyday amenities are within easy reach. The full freehold ownership of the property is registered in the Dutch land register under Kadastraal nummer HATTEM D 7761.
Prospective buyers should note that the物件 carries a material defects clause for properties of advanced age and an asbestos clause. The exact specifics of any asbestos present are not detailed in the listing and a buyer is advised to commission a thorough technical survey prior to purchase.
In summary, this property will appeal to buyers seeking a traditional Dutch farmhouse with substantial living space, practical ground-floor accommodation suitable for longer-term living needs, and a generous plot in a quiet location close to the amenities of Hattem.
Features
Bathroom
Shower
The listing explicitly mentions 'douche' in the bathroom description: 'Badkamer, in lichte kleurstelling, met douche, ligbad en designradiator'. This is a clear confirmation of a shower being present.
Bathtub
The listing explicitly mentions 'ligbad' (bathtub) in the bathroom: 'Badkamer, in lichte kleurstelling, met douche, ligbad en designradiator'. This confirms a bathtub is present.
Ensuite Bathroom
The bathroom and bedrooms are described as separate spaces. The ground floor bedroom has a 'wastafel' (sink) but the bathroom is accessed separately and is not directly attached to any bedroom as an ensuite.
Guest Toilet
The listing clearly states: 'Entree/hal met toegang tot de ruime kelder, trapopgang, aansluiting voor een wasmachine en modern toilet voorzien van fonteintje'. This is a separate guest toilet with a handbasin.
Bidet
No bidet is mentioned anywhere in the listing. The bathroom facilities described are limited to 'douche, ligbad en designradiator'.
Rain Shower
The listing only mentions 'douche' without any specific indication of a rain shower or luxury shower system. A standard shower cannot be assumed to be a rain shower.
Double Shower
Only one 'douche' is mentioned in a single bathroom. There is no indication of a double or double-person shower.
Shared Shower
Only one bathroom with one shower is mentioned. No shared shower facilities are indicated.
Shared Toilet
The listing mentions '1 badkamer en 1 apart toilet'. The toilet mentioned is described as a separate guest toilet in the entrance hall, not a shared toilet.
His And Hers Sinks
The listing mentions 'wastafel' (sink) in the ground floor bedroom and generally describes the bathroom without specifying double sinks. No indication of his-and-hers sinks is provided.
Bathroom Heated Floor
No floor heating is mentioned in the listing. The bathroom is described as having a 'designradiator' for heating, but no 'vloerverwarming' (floor heating) is stated.
Building General
Corner Property
Exterior
Balcony
No balcony is mentioned in the description or features.
Rear Garden
The listing mentions 'tuin rondom' (garden around) and describes a garden with large lawn, old water well, two linden trees, and a garden house reachable via the back entrance.
Front Garden
The listing mentions 'tuin rondom' (garden around), which includes the front garden. The garden is beautifully surrounded by hedges.
Side Garden
The listing mentions 'tuin rondom' (garden around), which includes side gardens.
Terrace
While there is a large sliding door (schuifpui) leading to the garden, there is no specific terrace area mentioned.
Rooftop Terrace
No rooftop terrace is mentioned in the description or features.
Barbecue Area
While the garden is described in detail, no specific barbecue area is mentioned.
Fenced Yard
The garden is described as 'mooi omringd door hagen' (beautifully surrounded by hedges), providing natural enclosure and privacy.
Veranda
No veranda is mentioned in the listing.
Guest House
No guest house is mentioned. Only a garden house/shed (tuinhuis/kapschuur) is present.
Waterfront
This property is located in Hattem but no waterfront is mentioned.
Kitchen Garden
The listing mentions 'eindeloze mogelijkheden, bijvoorbeeld voor een grote moestuin' (endless possibilities, for example for a large vegetable garden), indicating potential for a kitchen garden.
Equestrian Facilities
No stables or equestrian facilities are mentioned.
Small Livestock Facilities
No livestock facilities are mentioned.
Private Outdoor Pool
No pool is mentioned.
Private Outdoor Jacuzzi
No jacuzzi is mentioned.
Private Tennis Court
No tennis court is mentioned.
Remarkable Mountain View
No mountain views are mentioned or expected in this Dutch location.
Remarkable City View
The property is described as 'aan de rand van Hattem' (on the edge of Hattem) with a quiet location, but not specifically highlighting city views.
Remarkable Garden View
The garden is extensively described as beautiful with garden house, old water well, two linden trees, large lawn, surrounded by hedges, offering much privacy.
Remarkable Sea View
No sea view is mentioned or applicable.
Remarkable Harbour View
No harbour view is mentioned.
Remarkable Landmark View
No specific landmarks are mentioned in the description.
Interior Comfort
Central Heating
The property has a Nefit Ecomline HR combi boiler from 2007, which provides central heating. Listed under 'Verwarming' as CV-ketel.
Fireplace
The living room features a 'schouw met de mogelijkheid voor een houtkachel' (fireplace with possibility for wood stove).
Laminate Flooring
Laminate flooring is typically not used in traditional farmhouses from 1900. This would be inconsistent with the property's classic character.
Carpeted Floors
Carpeted floors are not mentioned. Traditional farmhouses typically feature hard flooring. High confidence that carpets are not a primary flooring type here.
Skylight
The listing mentions 'dakkapel' (dormer window) in all three upstairs bedrooms, which provides natural light similar to skylights but are dormer-style roof windows.
Exposed Beams
The listing explicitly mentions 'balkenplafond' (beam ceiling) in both the living room and kitchen, and mentions 'staanders' (support beams). This is a characteristic feature of the property.
Private Indoor Pool
No pool is mentioned anywhere in the listing. The property features a large garden with a garden house.
Private Indoor Sauna
No sauna is mentioned in the listing. The property has one bathroom with shower and bath.
Built-In Wardrobes
The ground floor bedroom has a 'vaste kast' (fixed wardrobe) and the upstairs bedroom has storage behind knee walls. These indicate built-in storage solutions.
Interior Style
Scandinavian
This is a traditional Dutch thatched-roof farmhouse with rustic features like exposed beams, vaulted basement, and period details. It does not exhibit Scandinavian design characteristics.
Modern
While the kitchen has modern built-in appliances and the bathroom is described as modern, the overall property maintains a traditional character with beams, thatched roof, and period features.
Industrial
This is a classic Dutch woonboerderij with agricultural heritage, not an industrial property. No industrial elements are mentioned.
Mediterranean
This is a Dutch rural farmhouse with a thatched roof, located in the Netherlands. No Mediterranean characteristics are present.
Classic
This property exemplifies classic Dutch farmhouse style with thatched roof (rietgedekt), exposed beam ceilings (balkenplafond), vaulted basement, traditional fireplace, built circa 1900, and period details.
Exterior Style
Traditional Historic
This is a traditional Dutch 'woonboerderij' (farmhouse) with thatched roof (rietgedekt), beam ceilings (balkenplafond), arched basement (gewelven kelder), built circa 1900. It has clear traditional/historic characteristics.
Early 20th Century
The building year is listed as 1900, which is exactly early 20th century.
Post War Functional
This building was built in 1900, which is well before the post-war period. It has traditional farmhouse characteristics, not post-war functional style.
Modernist
The building is a traditional farmhouse with thatched roof, beam ceilings, and arched basement. It has no modernist characteristics.
Newly Build
The building was built in 1900, making it over 120 years old. It is definitely not newly built.
Kitchen
Dishwasher
Explicitly mentioned in the description: 'inbouwapparatuur: 4-pits-gaskookplaat, wasemkap, oven en vaatwasser' (built-in appliances including dishwasher)
Oven
Explicitly mentioned as part of the built-in kitchen appliances
Microwave
Not mentioned anywhere in the listing description or features
Refrigerator
Not mentioned anywhere in the listing. The listing only describes the kitchen layout and built-in appliances (cooktop, hood, oven, dishwasher) but no refrigerator
Freezer
Not mentioned anywhere in the listing
Kitchen Island
The kitchen is described as having a 'keuken in een rechte opstelling' (kitchen in a straight configuration), which explicitly indicates no island
Pantry
The listing mentions a '(deels) gewelven kelder' (partly vaulted cellar) described as 'uitermate geschikt voor de opslag van uw spullen' (highly suitable for storage of belongings)
Stove
Explicitly mentioned: '4-pits-gaskookplaat' (4-burner gas cooktop)
Induction Stove
The listing specifically mentions 'gaskookplaat' (gas cooktop), which is explicitly not an induction stove
Build In Coffee Maker
Not mentioned anywhere in the listing
Boiling Water Tap
Not mentioned anywhere in the listing. Only standard kitchen appliances are listed (cooktop, hood, oven, dishwasher)
Shared Kitchen
This is a single-family home (woonboerderij/farmhouse) with private residential use, no shared kitchen facilities are mentioned or applicable
Design Kitchen
The kitchen is described as having a 'keuken in een rechte opstelling' (straight configuration kitchen) with standard built-in appliances. No mention of designer or high-end kitchen design elements
New Kitchen
The kitchen appears to be functional but described with standard features. The CV-ketel is from 2007, suggesting the kitchen may also be from that era. No indication of recent renovation or new kitchen installation
Parking & Storage
Parking
'Parkeergelegenheid: Op eigen terrein' explicitly listed under Kadastrale gegevens.
Storage Room
Multiple storage spaces mentioned: 'bergruimte achter de knieschotten' in largest bedroom, 'bergruimte met cv-opstelling' on first floor, and 'tuinhuis/kapschuur' in garden.
Garage
Garden offers 'eindeloze mogelijkheden, bijvoorbeeld... een garage' but no actual garage exists on the property.
Automatic Garage Door
No mention of garage or automatic door.
Double Garage
No mention of any garage.
Cellar
'Verrassend ruime (deels) gewelven kelder' explicitly mentioned in description and 'kelder' in layout section.
Underground Parking
No mention of underground parking.
Ev Charging
No mention of EV charging facilities.
Shed
'Tuinhuis/kapschuur' explicitly mentioned multiple times in description and highlights.
Street Parking Permit
No mention of permit parking.
Rules
Owners Association
This is a vrijstaande woonboerderij (standalone farmhouse) on its own plot of 1,150m². No mentions of an owners association (VvE) in the listing.
Leasehold
Kadastrale gegevens show 'Eigendomssituatie: Volle eigendom' (full ownership), indicating freehold status, not leasehold.
Oa Chamber Of Commerce Registered
No OA exists for this standalone property, so no chamber of commerce registration is applicable.
Oa Annual Meeting
No OA exists for this standalone property, so no annual meetings are applicable.
Oa Fees
No OA exists for this standalone property, so no fees are charged.
Oa Reserve Fund
No OA exists for this standalone property, so no reserve fund is applicable.
Oa Maintenance Plan
No OA exists for this standalone property, so no maintenance plan is applicable.
Oa Buildings Insurance
No OA exists for this standalone property. Building insurance would be the owner's responsibility.
Other Rules
The listing mentions 'asbest (niet bekend) - en ouderdomsclausule zijn van toepassing' meaning asbestos (unknown) and old age clause apply. This is standard Dutch real estate disclosure, not HOA rules.
Safety & Accessibility
Elevator
This is a two-story farmhouse with a fixed staircase (vaste trap) leading to the first floor. No elevator is mentioned or expected in a property of this type (built circa 1900).
Intercom
No mention of an intercom system in the listing. This traditional farmhouse listing does not describe any electronic access systems.
Alarm System
No mention of an alarm system in the property description or listed features.
Security Cameras
No mention of security cameras. This is a traditional farmhouse listing focused on residential features.
Private Entrance
The listing mentions a 'achterentree' (back entrance) leading to the garden, but this is not described as a private or separate entrance for a secondary unit. It appears to be a standard back door rather than a truly private entrance.
Automatic Gate
No mention of an automatic gate. The property has a garden with tuinhuis/kapschuur (garden house/storage shed) and is located on a quiet road, but no automated access features are described.
Video Door Phone
No mention of a video door phone system in this traditional farmhouse listing.
Gated Community
The property is described as being 'aan de rand van Hattem' (on the edge of Hattem) 'aan een rustige weg' (on a quiet road) with a large garden of 1,150m². There is no mention of a gated or enclosed community. This is a standalone farmhouse on its own plot.
Wheelchair Accessible
The listing explicitly states 'Toegankelijkheid: Toegankelijk voor mensen met een beperking en toegankelijk voor ouderen' (Accessibility: Accessible for people with disabilities and accessible for elderly). Additionally, the floor plan includes a bedroom and bathroom on the ground floor, making it 'levensloopbestendig' (lifecycle-proof/lifetime-proof). These features strongly support wheelchair accessibility.
Utilities & Technical
Washing Machine
The listing states 'gedeeltelijk gestoffeerd' (partially furnished) and only mentions a washing machine connection ('aansluiting voor een wasmachine') in the hal/entree. No washing machine is included in the sale.
Washing Machine Connections
Explicitly mentioned in the description: 'ruime hal/entree, met... aansluiting voor een wasmachine' (spacious hall/entrance with connection for a washing machine).
Laundry Room
No dedicated laundry room is mentioned. Only a washing machine connection in the hall/entrance is noted. The basement is described for storage ('uitermate geschikt voor de opslag van uw spullen').
Dryer
No mention of a dryer anywhere in the listing. Only a washing machine connection is mentioned.
High Speed Internet
The listing mentions 'Glasvezelkabel' (fiber optic cable) under Voorzieningen (facilities), which indicates high-speed internet availability.
Fibre Internet
Explicitly mentioned under Voorzieningen: 'Glasvezelkabel' (fiber optic cable).
Smart Home
No mention of any smart home features, automation systems, or smart devices in the listing.
Ventilation System
Explicitly mentioned under Voorzieningen: 'mechanische ventilatie' (mechanical ventilation) and 'natuurlijke ventilatie' (natural ventilation).
Water Softener
No mention of a water softener anywhere in the listing. The listing mentions 'waterput' (water well) in the garden, but this is not a water softener system.
Energy Efficiency
Double Glazing
Listed under isolatie (insulation): 'dubbel glas, grotendeels dubbelglas' (double glass, mostly double glazing).
Wall Insulation
Listed under isolatie (insulation): 'muurisolatie' (wall insulation) is explicitly mentioned.
Roof Insulation
Listed under isolatie (insulation): 'dakisolatie' (roof insulation) is explicitly mentioned.
Location
History
No history available for this listing.