Buying your first home in Haarlem - How to approach it as a first-time buyer

Is it possible to buy a first home in Haarlem?

Yes, and the timing is favorable for first-time buyers. On average, buyers in Haarlem are now only offering 4.7% above the asking price. Properties are also staying on the market longer, for an average of 27 days. This gives you, as a first-time buyer, more time to think things over.

In Haarlem, the average selling price is around €540,000, and for apartments, it's around €416,000. With an average starter budget, you have plenty of choice in Haarlem. There are particularly good opportunities in neighborhoods like Schalkwijk and Haarlem-Noord.

Haarlem has something that many cities around Amsterdam lack. The city center has a unique character with the Grote Markt, historic courtyards, and independent shops. First-time buyers who purchase here choose it specifically for that atmosphere. The city feels both urban and like a village at the same time. Plus, the beach at Bloemendaal is just a ten-minute bike ride away.

On average, property prices here are also more than €200,000 lower than in Amsterdam. In return, you get more space for your money.

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How do you buy your first home in Haarlem?

You buy your first home in Haarlem by figuring out your financing early on. Also, check if the starter loan program is currently open. Then, search specifically in neighborhoods that fit your budget. The process takes three to five months on average.

The buying process consists of seven steps:

1. Determine your budget
2. Map out your financing
3. Map out your own capital
4. Start your search in Haarlem
5. Viewings and bidding
6. Purchase contract and cooling-off period
7. Notary and key handover

1. Determine your budget

You determine your budget by looking at your maximum mortgage to be calculated. In Haarlem, the starter market offers homes in an affordable price range. With an average joint income, you can generally borrow enough for a starter home in Haarlem.

Also, account for a few percent in additional costs. Think of valuation, notary, and advisory fees.

2. Map out your financing

You can map out your financing by engaging a mortgage advisor early on. They will arrange a mortgage certificate for you. That certificate proves that you can secure the mortgage. As a result, sellers in Haarlem will take you much more seriously.

If your mortgage falls under the National Mortgage Guarantee (NHG), you have a safety net. This safety net helps if you are unable to pay your mortgage due to unforeseen circumstances. Furthermore, NHG provides you with a lower interest rate. The NHG limit is set at €470,000in 2026, or €498,200with energy-saving measures. In Haarlem, apartments usually stay below that limit. Single-family homes, on the other hand, often come in just above it.

First-time buyers between 18 and 35 years old can take advantage of a national starter scheme. With this scheme, the first-time buyer exemption, you do not pay any transfer tax. The condition is that it must be your first home and you must live in it yourself. Up to a purchase price of €555,000 that saves you €8,000 right away. Most starter apartments in Haarlem stay below that threshold. This way, you immediately save on the purchasing costs.

3. Map out your own funds

In Haarlem, as a first-time buyer, you should count on about €12,000 in personal savings. That covers the buyer's costs. With homeup, these are lower than with a traditional real estate agent. If you outbid others, extra money is only needed if your offer exceeds the appraised value.

Haarlem has a starter loan of up to €30,000 through the Stimuleringsfonds Volkshuisvesting (SVn). The budget is currently exhausted. The municipality of Haarlem is investigating whether the program will reopen. That decision is expected later in 2026.

If the starter loan becomes available again, these conditions will apply. You must have lived in the region for at least 2 years. In addition to Haarlem, Bloemendaal, Heemstede, Zandvoort, Beverwijk, Heemskerk, and Velsen also count. You pay no interest or principal for the first three years. Check the current status via the SVn Loan Checker.

4. Start your search in Haarlem

Your search in Haarlem begins as soon as you have your mortgage certificate. From then on, you can search specifically in neighborhoods that fit your budget. You can read more about how to choose between character and price below.

5. Viewings and bidding

After the viewing you decide whether to make an offer. For an older home in the city center, a structural survey is wise. Through homeup, this inspection costs €450 including VAT, and it prevents expensive repairs later on.

6. Purchase agreement and cooling-off period

After your offer is accepted, you sign the provisional purchase agreement. This contains the agreements regarding price and delivery date.

After signing, you have three working days of statutory cooling-off period. Have the contract reviewed by a legal expert or your buying agent.

7. Notary and key handover

You add thekey handover is the final step. The notary prepares the deed of transfer and the mortgage deed. You will sign both deeds on the day of the transfer.

After that, you will receive the keys to your first home in Haarlem.

How do you search for a home in Haarlem as a first-time buyer?

When looking for a home in Haarlem, you need to weigh character against price. Haarlem is compact, but there are significant price differences between neighborhoods.

For first-time buyers, these neighborhoods offer the best opportunities:

• Schalkwijk has the lowest entry-level prices for apartments in Haarlem. You can reach the city center in ten minutes by bike. Ideal if you have a limited budget, but less suitable if you want the city center within walking distance.
• Haarlem-Noord (Molenwijk, Spaarndam) offers affordable homes with a village-like character. It is quieter than the city center yet easily accessible. Popular with young families, but less suitable if you want to live right in the heart of the city.
• Europawijk is affordable and located close to Haarlem Spaarnwoude station. This is convenient if you commute to Amsterdam, although the neighborhood is less characterful.
• City Center offers characterful apartments, but the price per square meter is significantly higher. Suitable if you have a larger budget with two incomes.

Approach your search as a first-time buyer using these steps:

1. First, choose a neighborhood that fits your budget.
2. Set up Funda set up a search profile and turn on notifications for new listings.
3. For every apartment, request the homeowners' association (VvE) minutes, which detail upcoming maintenance.
4. Check the energy label and verify whether the property is on freehold or leasehold land.
5. Compare the asking price with what similar homes in the neighborhood have recently sold for.
6. Schedule a viewing quickly, as homes in popular neighborhoods sell fast.

With leasehold you rent the land under your home from the municipality. You pay an annual fee for this, known as the ground rent (canon). Unlike in Amsterdam, however, most homes in Haarlem are on freehold land.

What many first-time buyers don't realize is that Schalkwijk is changing rapidly. The municipality is investing in new facilities and public transport is improving. As a result, more and more young professionals are moving to the area. For first-time buyers who get in early, this is a great opportunity.

Keep an eye on new construction projects as well. Schalkstad will deliver hundreds of new homes in the coming years, specifically aimed at first-time buyers and young families.

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Haarlem buying agent

Abuying agent in Haarlem guides you through the purchase process, from viewing to making an offer. They know the differences between the various Haarlem neighborhoods.

In Haarlem, the condition of the property plays a major role. Many homes are pre-war and have their own unique charm. However, they also come with risks, such as foundation issues or outdated plumbing. As a first-time buyer, it is easy to overlook these. A buying agent recognizes these risks and helps you avoid costly mistakes.

Why first-time buyers choose homeup as their buying agent

homeup offers two services to first-time buyers in Haarlem. On the open market, we act as your buying agent for €2999. You only pay upon the transfer of keys. Additionally, through our exclusive listings, you can purchase a home at a fixed price, meaning there is no need to overbid. You won't find these homes on Funda. Our guidance for these properties costs €5999.

As a buying agent on the open market, you get the following:

• Legal guidance and full document review, so you don't miss anything in the purchase contract in Haarlem.
• A well-considered bidding strategy, after which we will submit the bid on your behalf.
• Market value research for the property, so you never pay too much.
• A mortgage certificate, so you know in advance that your financing is secured.

With that certificate, you can omit the financing contingency . This lets the seller know that you are certain to secure the mortgage. In the calmer Haarlem market, such a secure bid is often the deciding factor.

All homeup buyers have proven in advance that they can afford the property. This ensures the buying process goes smoothly for both parties.

Homeup buyers purchase a home three months faster on average. In Haarlem, that time advantage gives you extra peace of mind when making your choice. This way, you decide because you are sure, not because you are in a rush. You can read more about the benefits of owning your own home in the benefits of buying.