Split-Level City Apartment in Haarlem's Monumental Heart
Key Features
Description
This distinctive city apartment is situated in the vibrant heart of Haarlem, within the historic Binnenstad district. Located at Warmoesstraat 26-B, the property forms part of a nationally recognized monumental building that dates back to 1880. The building underwent a comprehensive restoration between 2009 and 2010, during which careful attention was paid to preserving the authentic character while integrating modern living comforts. More recently, during 2025 and 2026, the current apartment was created by merging two previously separate apartments into one cohesive living space, resulting in an inventive layout with split level features and level changes throughout.
The apartment spans two living levels, occupying the third and fourth floors of the building. The total usable floor area amounts to 81 square meters, comprising 74 square meters of designated living space and an additional 7 square meters of other indoor space. The property has a volume of 267 cubic meters. It offers a total of four rooms, including two bedrooms and two bathrooms, along with one separate toilet. This combination of two bathrooms in an apartment of this size is relatively uncommon and adds significant convenience for the occupants.
Upon entering the building through the central entrance on the ground floor, residents pass through a hallway containing the meter cupboards before ascending the staircase to the second floor. Here, a communal area houses the central heating system and provides access to the front door of the apartment. From this point, another staircase leads directly into the apartment itself.
The entrance level of the apartment opens into a welcoming open plan kitchen and dining area. The kitchen is modern and fitted with contemporary appliances and fixtures. Adjacent to this space is a bathroom equipped with a shower, toilet, washbasin, and a designer radiator. A storage cupboard provides practical space for household items. An open staircase from this floor leads up to a bedroom situated on the fourth floor attic level.
The living room is accessed through the kitchen area and offers lively views over the Warmoesstraat and the surrounding shopping street. The elevated position of the apartment ensures an abundance of natural light while providing a sense of tranquility above the bustling street below. The views extend over the historic city centre of Haarlem, offering a picturesque outlook that changes with the seasons and the rhythm of city life.
On the fourth floor, a second spacious bedroom can be found along with another well appointed bathroom. This bathroom includes a walk in shower, washbasin, and designer radiator. The open staircases connecting the levels contribute to the playful and dynamic character of the layout, creating visual connections between spaces while maintaining a sense of openness throughout.
The property benefits from an energy label A rating, indicating excellent energy efficiency. Heating and hot water are provided by a Nefit gas fired combination boiler installed in 2009, which is owned by the apartment holder rather than rented. The apartment is also equipped with mechanical ventilation to ensure adequate air circulation throughout the living spaces.
The roof is described as a composite structure covered with both metal and tiles, consistent with the historical character of the building. The apartment has been classified as a bovenwoning, meaning it is an upper floor dwelling. The property falls within a protected cityscape and monumental building designation, which carries certain regulations regarding alterations to preserve the historical integrity of the structure.
The Homeowners Association, known as the Vereniging van Eigenaren or VvE, is registered with the Chamber of Commerce and holds annual meetings. The monthly contribution amounts to 253 euros. The VvE has a maintenance plan in place and building insurance coverage. However, it should be noted that no reserve fund is currently established, which is a factor potential buyers may wish to consider and discuss further.
The location of this apartment is one of its most compelling attributes. Situated in the heart of the Gouden Straatjes, which translates to the Golden Streets, the apartment places residents at the center of one of the most desirable shopping districts in Haarlem. This area is renowned for its unique boutiques, cozy cafes, and atmospheric restaurants. The vibrant city life is literally at the doorstep, with an extensive range of shops, cultural venues, and entertainment options all within walking distance. The combination of urban convenience with the elevated tranquility of the apartment creates a distinctive living experience.
Parking in the area is available through paid parking arrangements, including access to a parking garage and the possibility of obtaining parking permits. The property is being offered at an asking price of 610,000 euros, with costs to be borne by the buyer, which is standard practice in the Netherlands. The price per square meter calculates to approximately 8,243 euros based on the living area. The acceptance date is listed as by mutual agreement, providing flexibility for both parties to arrange a suitable timeline for the transfer.
Haarlem itself is a highly sought after city in the Randstad region, positioned between Amsterdam and the North Sea coast. The historic centre is celebrated for its well preserved medieval architecture, cultural institutions such as the Frans Hals Museum, and a thriving culinary scene. The city offers excellent connections to Amsterdam via train and road, making it an attractive location for professionals who work in the capital but prefer a more intimate urban environment. The combination of historical charm, modern amenities, and strategic location makes properties in the Haarlem Binnenstad consistently desirable.
This apartment would particularly appeal to city enthusiasts who value being at the heart of urban life while enjoying the comfort and character of a thoughtfully renovated monumental property. The split level design creates distinct zones within the home, offering opportunities for creative interior design and flexible use of space. The presence of two full bathrooms makes the property suitable for sharing arrangements or for those who simply appreciate the convenience of multiple sanitary facilities.
In summary, this property represents a unique opportunity to acquire a characterful apartment in one of the most desirable locations in Haarlem. The merger of two apartments has created a layout that is both practical and architecturally interesting, with level changes adding visual interest and spatial variety. The monumental status of the building ensures a lasting connection to the historical fabric of the city, while the 2009 to 2010 restoration and recent 2025 to 2026 renovation bring the property up to contemporary standards of comfort and energy efficiency. The combination of location, character, and practical amenities makes this a noteworthy offering in the Haarlem real estate market.
Features
Bathroom
Shower
Listing explicitly mentions 'douche' (shower) and 'inloopdouche' (walk-in shower) in the bathroom facilities.
Bathtub
No mention of a bathtub (bad or badkuip) anywhere in the listing. Only showers are mentioned.
Guest Toilet
Listing states '1 apart toilet' (1 separate toilet) in the characteristics, and the description mentions a toilet next to which there's an open staircase.
Bidet
No mention of a bidet anywhere in the listing or bathroom facilities.
Double Shower
No mention of a double shower setup. Only standard shower and walk-in shower are mentioned.
Shared Shower
This is a private apartment with its own bathrooms. No indication of shared facilities.
Shared Toilet
This is a private apartment. The toilets are within the apartment and not shared with other units.
His & Hers Sinks
The listing mentions '2 wastafelmeubels' (2 washbasins) total, but the description indicates one sink in each bathroom (one bathroom has 'wastafel', the other also has 'wastafel'), not double sinks in one bathroom.
Building General
Corner Property
Exterior
Balcony
No mention of balcony in the listing. Upper floor apartment with no outdoor space described.
Rear Garden
This is an upper floor apartment (3rd/4th floors) in a monumental city center building. No garden mentioned.
Front Garden
Upper floor apartment, no front garden mentioned.
Side Garden
No side garden mentioned for this upper floor apartment.
Terrace
No terrace mentioned anywhere in the listing.
Rooftop Terrace
Apartment is on 3rd/4th floors but no mention of rooftop terrace access.
Barbecue Area
No mention of barbecue area.
Fenced Yard
No yard exists for this upper floor apartment.
Patio
No patio mentioned for this apartment.
Veranda
No veranda mentioned.
Guest House
No guest house mentioned.
Waterfront
Located in city center shopping district, no mention of waterfront proximity.
Kitchen Garden
No kitchen garden mentioned; apartment has no outdoor space.
Equestrian Facilities
City center apartment, no equestrian facilities possible.
Small Livestock Facilities
City center apartment, no livestock facilities.
Private Outdoor Pool
No pool mentioned.
Private Outdoor Jacuzzi
No jacuzzi mentioned.
Private Tennis Court
No tennis court mentioned.
Remarkable Mountain View
Haarlem is flat terrain; no mountain views mentioned.
Remarkable City View
Listing explicitly mentions 'levendig uitzicht over Haarlem' (lively views over Haarlem), views of the historic city centre, and views over the shopping street from elevated position.
Remarkable Garden View
No garden view mentioned; overlooks shopping streets and city.
Remarkable Sea View
No sea view mentioned despite Haarlem being relatively close to the coast.
Remarkable Harbour View
No harbour view mentioned.
Remarkable Landmark View
Views of historic city centre may include landmarks, but not specifically mentioned. Building itself is a national monument.
Interior Comfort
Air Conditioning
No air conditioning mentioned. Only mechanical ventilation is listed as a feature.
Central Heating
Explicitly mentioned: Nefit gas-fired combi boiler (cv-ketel) from 2009, owned by the property.
Fireplace
No fireplace mentioned in the description or features list.
Underfloor Heating
Only mentions CV-ketel (boiler) and design radiators in bathrooms. No underfloor heating mentioned.
Walk-In Closet
No walk-in closet mentioned. There is a storage cupboard (bergkast) but not described as a walk-in closet.
Private Indoor Pool
Absolutely no mention of a pool. City apartment with 74 m² living space.
Private Indoor Sauna
No sauna mentioned. Two bathrooms are described with standard fixtures.
Interior Style
Scandinavian
No evidence of Scandinavian design elements mentioned in the listing. The property is a monumental Dutch building.
Modern
Listing mentions 'modern open kitchen', 'modern fitted kitchen', and 'modern living comfort'. However, it's balanced with authentic charm in a monumental building.
Industrial
No industrial design elements such as exposed brick, steel frames, or concrete mentioned. The property is a traditional monumental building.
Mediterranean
No Mediterranean features or styling mentioned. This is a typical Dutch city apartment.
Classic
Building dates from 1880, is a national monument with 'authentic charm', 'character and history'. Restored to balance authentic features with modern comfort.
Exterior Style
Traditional / Historic
Building from 1880, designated as rijksmonumentaal pand (national monument), restored in 2009-2010 preserving 'authentieke charme' (authentic charm).
Early 20th Century
Built in 1880, which is late 19th century, not early 20th century. Some stylistic overlap possible but not typical jaren-30 style.
Post-War Functional
Monumental building from 1880, not post-war functional architecture.
Modernist
Recent 2025-2026 renovation combining apartments with modern comfort, but building is historic. Some modern interior elements present.
Newly Built
Building from 1880. Apartment was recently created by merging two units, but the building is clearly not newly built.
Kitchen
Open Plan Kitchen
Description explicitly states 'woonkeuken met een moderne open keuken' and 'open-plan kitchen and dining area with a modern fitted kitchen.'
Shared Kitchen
This is a private apartment with its own kitchen, not a shared arrangement.
Designer Kitchen
The kitchen is described as 'moderne open keuken' (modern open kitchen) which suggests some level of design quality, but no specific designer brand or premium label is mentioned.
New Kitchen
The apartment was created in 2025-2026 by combining two apartments and features a 'moderne open keuken' (modern open kitchen). The kitchen is likely recent but no explicit confirmation it is brand new.
Parking & Storage
Parking
The listing mentions 'Betaald parkeren, parkeergarage en parkeervergunningen' (paid parking, parking garage and parking permits) as available parking options.
Storage Room
The listing mentions 'een bergkast' (a storage cupboard) and there is 7 m² of 'overige inpandige ruimte' (other indoor space), suggesting some storage space exists but not necessarily a dedicated storage room.
Garage
No private garage is mentioned for this apartment. The parking garage referenced appears to be a public facility in the area.
Automatic Garage Door
No private garage is mentioned, so no automatic garage door is associated with this property.
Double Garage
No double garage is mentioned in the listing. This is a city apartment without private garage facilities.
Attic
The listing explicitly mentions '4e zolderverdieping' (4th attic floor) where a bedroom is located with an open staircase leading to it.
Cellar
No cellar or basement is mentioned anywhere in the listing.
Workshop
No workshop is mentioned in this apartment listing.
Shed
No shed is mentioned. This is an apartment on the 3rd and 4th floors without mention of external storage buildings.
Free Street Parking
The listing clearly states 'Betaald parkeren' (paid parking), indicating that free street parking is not available.
Street Parking Permit
The listing explicitly mentions 'parkeervergunningen' (parking permits) as a parking option.
Rules
Owners Association
VvE contribution is listed at €253.00 per month. Multiple VvE checklist items are present confirming an active owners association.
Leasehold
No mention of leasehold (erfpacht) in the listing. The property appears to be freehold, though not explicitly stated.
Chamber of Commerce Registered
Listed under VvE checklist: 'Inschrijving KvK: Ja'
Annual Meeting
Listed under VvE checklist: 'Jaarlijkse vergadering: Ja'
Owners Association Fees
Listed under VvE checklist: 'Periodieke bijdrage: Ja (€ 253,00 per maand)'
Reserve Fund
Listed under VvE checklist: 'Reservefonds aanwezig: Nee'
Maintenance Plan
Listed under VvE checklist: 'Onderhoudsplan: Ja'
Buildings Insurance
Listed under VvE checklist: 'Opstalverzekering: Ja'
Open Viewing
No open viewing days mentioned anywhere in the listing.
Safety & Accessibility
Elevator
The listing repeatedly mentions stairs to access the apartment (on 3rd and 4th floors) with no mention of an elevator. It's a monumental building from 1880.
Alarm System
No mention of any alarm system in the listing.
Security Cameras
No mention of security cameras anywhere in the listing.
Private Entrance
The listing mentions a 'central entrance and hallway with meter cupboards' shared by the building, then stairs leading to the apartment door on the 2nd floor.
Automatic Gate
No mention of any automatic gate. This is an apartment in a historic city-center building.
Gated Community
This is a city apartment in a national monument in the center of Haarlem, not a gated community.
Wheelchair Accessible
The apartment is on the 3rd and 4th floors with multiple staircases, open stairs between levels, and split-level features (niveauverschillen). Clearly not wheelchair accessible.
Utilities & Technical
Laundry Room
No dedicated laundry room is mentioned. Only a storage cupboard (bergkast) is referenced. The apartment has a compact layout with split-level design.
Smart Home
No mention of any smart home features, home automation, or smart devices in the listing.
Ventilation System
The listing explicitly states 'Mechanische ventilatie' (mechanical ventilation) in the features/voorzieningen section.
Energy Efficiency
Solar Panels
No mention of solar panels. The building is a national monument from 1880, which typically restricts exterior modifications. An A energy label was achieved without mention of solar panels.
Triple Glazing
Triple glazing is not mentioned and is uncommon in renovated monumental buildings in the Netherlands, especially from this era.
Heat Pump
The listing explicitly states the property has a Nefit gas-fired combi boiler from 2009, not a heat pump.
Home Battery
No mention of a home battery or energy storage system in the listing.
Other Energy Efficiency Measures
The property features mechanical ventilation and achieved an A energy label. The entire building was restored in 2009-2010 with modern comfort upgrades.