Markt 1, 2801JG Gouda

1/16ConclusionWhat you may build herefound‹⌂Home›

Markt 1, 2801JG Gouda

What applies here

What you may build on a plot is set out in the municipality’s environment plan (omgevingsplan). Until 2032, much of that plan still consists of the old zoning plans (bestemmingsplannen): the zoning, the building area and the maximum eaves and building height. In addition, national rules let you build an extension or outbuilding in the back garden without a permit, within fixed dimensions.

2/16ConclusionPotential obstacles‹⌂Home›

Five potential obstacles: national monument, preparatory decision (voorbereidingsbesluit), plan in preparation and 2 more

So: each potential obstacle is explained further on in its own section, with the source.

• Weighs heavilyThere is a national monument (rijksmonument) on the plot: monument number 16843. Demolition or alteration is only possible with an environmental permit (omgevingsvergunning), with advice from the monuments committee.section 9 ›
• Needs attentionA preparatory decision (voorbereidingsbesluit) applies: Darkstores. The municipality is making a new plan and can put an application that does not fit it on hold.section 7 ›
• Needs attentionThere is a new plan for the plot that does not apply yet: Partiële herziening binnenstad. It may change the rules.section 7 ›
• Needs attentionThe plot lies in a protected townscape or village view (beschermd stads- of dorpsgezicht): Gouda. Extra rules apply to the streetscape.section 9 ›
• Needs attentionThe building dates from 1459 and lies in an area of concern for foundation problems: urban area, 80-100% of the buildings from before 1970.section 10 ›

3/16Plot and buildingThe plot‹⌂Home›

Markt 1, 2801JG Gouda: plot GDA01-C-2344, 498 m²

The Kadaster (the Dutch land registry) links every address to its cadastral plot; that plot is shown here, with its cadastral size. An apartment or an address on several plots can have several plots.

4/16Plot and buildingWhat stands there now‹⌂Home›

There is a building from 1459 on the plot, with 488 m² of built-up area

Year of construction, status and use come from the BAG (the national register of addresses and buildings). The height is that of the highest part of the building (with a sloping roof, about the ridge), measured with the national elevation map (AHN): a measurement, not a drawing.

5/16What is allowed hereZoning plan and environment planfound‹⌂Home›

The zoning plan Binnenstad Oost gives the plot the zoning Maatschappelijk

So: read the rules of the zoning (the links below) or ask the municipality what you may build.

A zoning plan (bestemmingsplan) states, for each piece of land, what you may use it for (the zoning: housing, centre, garden, traffic) and what you may build on it. The building area (bouwvlak) is the area on the plan’s map within which the main building may stand; the dimensions (maatvoering) on the map give the maximum eaves height (the height of the gutter), the maximum building height (the highest point) or the number of storeys. An overlay zoning (dubbelbestemming), such as archaeology or cultural history, lies over the ordinary zoning and adds rules. Since 2024 the zoning plans have been the temporary part of the municipality’s environment plan; the rules themselves are in the text of the plan, behind the links.

How we calculate: the part of the building area that lies on your plot, times the number of storeys the dimensions allow (if no number is given, storeys of 3 m below the maximum eaves height, or below the building height if there is no eaves height). A maximum site coverage percentage limits the part of the area you may build on. The m³ are that footprint times the maximum building height: the space up to the highest point (a sloping roof makes it less). Gross: the external dimensions, walls included. If a dimension is only in the text of the plan, we calculate nothing. Under the roof we assume a gable roof from the eaves to the ridge: for each attic floor, the part of the floor where you have at least 1.5 m of headroom counts (this is how NEN 2580 measures usable floor area), and an attic floor only counts if the roof above it reaches at least 2.6 m (the height of a habitable room in new buildings). The roof pitch comes from the plan or follows from the eaves and ridge (between 30 and 60 degrees); the assumption we used is shown with the building area. That part is shown separately, with ±. The municipality can deviate: the figure is the rule, not a ceiling.

Since 2024 every municipality has one environment plan (omgevingsplan). It contains the old zoning plans (the temporary part, above), the “dowry” rules (bruidsschat) that central government transferred to the municipality, and what the municipality has written itself since then. On top of that come the province’s environment regulation (omgevingsverordening), the water authority regulation (waterschapsverordening) and the rules of central government. An activity is something you do that rules apply to (building, felling a tree, making a driveway); an area with its own rules is called an area designation (gebiedsaanwijzing) in the plan; an environmental standard (omgevingsnorm) is a measurement with a number, such as a maximum building height. As long as the old zoning plan applies to your plot, we calculate with it; if none applies, we use the dimensions in the environment plan that cover your whole plot.

• parapluplan Darkstores on ruimtelijkeplannen.nl
• The rules of parapluplan Darkstores
• Parapluplan Wonen on ruimtelijkeplannen.nl
• The rules of Parapluplan Wonen
• Parapluherziening Parkeren on ruimtelijkeplannen.nl
• The rules of Parapluherziening Parkeren
• Binnenstad Oost on ruimtelijkeplannen.nl
• The rules of Binnenstad Oost
• Article 17 Waarde - Beschermd stadsgezicht (Binnenstad Oost)
• Article 15 Waarde - Archeologie (Binnenstad Oost)

6/16What is allowed hereBuilding without a permitfound‹⌂Home›

There is a monument on the plot: almost nothing may be done here without a permit

So: expect to need a permit for any change, and ask the municipality first.

Some things you may build without an environmental permit (omgevingsvergunning). There are two sides to this: the national building rules (the Buildings in the Living Environment Decree, Bbl) and the rules for the location, in the municipality’s environment plan (omgevingsplan). Since 2024 that plan contains the 'dowry' (bruidsschat): the rules central government gave every environment plan, such as the fixed dimensions for an extension or outbuilding behind the house. By your back garden we mean here what the law calls the rear yard area (achtererfgebied): the part of your plot behind a line 1 m behind the front of your house, parallel to the street; the strip beside the house behind that line belongs to it too. Below are all the rules for an ordinary home, with the article.

With a monument almost no exemption applies: in, on or to a national, provincial or municipal monument only ordinary maintenance is allowed without a permit, provided colour and material also stay the same (Bbl art. 2.30(1) and (2)). Next to it, on the same plot, a short list is still allowed (Bbl art. 2.30(2)), but no extension or outbuilding under the fixed dimensions (bruidsschat art. 22.28 and 22.38).

Want to be sure your plan needs no permit? Do the permit check (Vergunningcheck) of the Omgevingsloket or ask the municipality: it has the final say.

• Permit check (Vergunningcheck) of the Omgevingsloket
• Buildings in the Living Environment Decree (Bbl), section 2.3 (wetten.overheid.nl)
• Outbuildings without a permit: the rules explained (IPLO)
• Regels op de kaart (the environment plan, Omgevingsloket)

7/16What is allowed herePlans in preparationfound‹⌂Home›

2 zoning plans or decisions in preparation and 30 drafts in the Omgevingsloket, 1 of them now open for comment

So: keep an eye on these plans; they can change the rules for the plot.

A draft plan is open for comment and has not yet been adopted: it can still change, but it does show where the municipality wants to go. An adopted plan whose rules do not apply yet is still waiting to come into force (for example because an appeal is pending). A preparatory decision (voorbereidingsbesluit) freezes the situation while the municipality makes a new plan: an application that does not fit the new plan can be put on hold.

For the drafts from the Omgevingsloket, the report shows until when they were open for comment. The source does not say whether a draft has since been adopted or withdrawn: check this with the government body that drew it up.

• Partiële herziening binnenstad on ruimtelijkeplannen.nl
• Darkstores on ruimtelijkeplannen.nl

8/16What is allowed hereGovernment decisions on the plotfound‹⌂Home›

One government decision is registered on the plot

So: on a purchase, this also appears in the civil-law notary’s documents; request the decision if it affects your plans.

A government body must register a decision that affects a plot (designation as a monument, a soil decision, a municipal right of first refusal, a permit to split a property) with the Kadaster. This section shows what is registered on this plot and still applies. The civil-law notary also receives this on a purchase.

9/16Heritage and risksMonuments and protected townscapesfound‹⌂Home›

There is a national monument (rijksmonument) on the plot

So: expect to need a permit for any change to the building, and talk to the municipality.

A national monument (rijksmonument) is protected by the Heritage Act (Erfgoedwet): demolishing, altering or restoring it requires an environmental permit (omgevingsvergunning), and the municipality asks a monuments committee for advice. A municipal monument is protected by the municipality itself. In a protected townscape or village view (beschermd stads- of dorpsgezicht), extra rules apply to the streetscape, including for buildings that are not monuments themselves.

• National monument 16843
• Gouda

10/16Heritage and risksFoundationsfound‹⌂Home›

Foundation risk in this postcode area: urban area, 80-100% of the buildings from before 1970

So: for a building from before 1970, have the foundations inspected before you buy.

The foundation risk is an indication per postcode area, not an assessment of this building. Buildings from before 1970 often stand on wooden piles; on soft ground (clay and peat) and with a falling groundwater level, these can rot. If in doubt, have a foundation survey done before you buy.

11/16Heritage and risksSoilfound‹⌂Home›

No soil decision registered on the plot

A soil decision (bodembeschikking) means that the government has established contamination or arranged a clean-up. A renovation or new building may require a soil survey. The Bodemloket shows the surveys and clean-ups in the area.

• Het Bodemloket (soil information portal)

12/16Heritage and risksNaturenot found‹⌂Home›

No Natura 2000 area within 1 km

Natura 2000 areas are Europe’s best-protected nature. Building on or close to such an area can require a nature permit, among other things for the nitrogen the project emits (an AERIUS calculation).

13/16SurroundingsPermits‹⌂Home›

In the Netherlands, permits per address are not public as a register

In the Netherlands there is no open register of granted permits per address. Permits appear in the municipality’s announcements (officielebekendmakingen.nl); ask the municipality for the building file.

• Officiële bekendmakingen (government announcements)

14/16SurroundingsLocation and living environmentfound‹⌂Home›

Neighbourhood Nieuwe Markt e.o., 4 stops within 500 m, railway station Gouda at 712 m, noise 46 dB (quiet)

Location in figures

• Accessibility: road distance to a railway station (neighbourhood average)1.2 kmNetherlands: 5.3 kmbetter4 stops within 500 m; nearest station Gouda at 712 m as the crow flies
• Facilities: road distance to a large supermarket (neighbourhood average)0.9 kmNetherlands: 1.0 kmaround the averagethe distance to every facility is in the table below
• Safety: registered crimes per 1,000 residents in 2025 (neighbourhood)208.2Netherlands: 44.8less favourableregistered, not committed; every type is in the table below
• Price: average WOZ value of a home in the neighbourhood€293,000Netherlands: €398,000the value for tax purposes, not an asking price
• Risks of the plot: potential obstacles in the registers5no national figureeach obstacle is listed with its source under potential obstacles section 2 ›

The neighbourhood in figures

Distance to facilities, by road

Registered crimes in 2025, per 1,000 residents

So: the figures stand next to those for the whole of the Netherlands; what they mean for you depends on what you want to do with the plot.

Location in figures puts five things side by side, each with the figure for the Netherlands as a whole. It is not a score: a family, an investor and a developer read the same figures differently, and a risk does not disappear into an average. The risks of the plot itself are in section 02.

The colour compares each figure on its own with the Netherlands as a whole: green is at least 15% more favourable, red at least 15% less favourable, orange in between. The WOZ value and the key figures of the neighbourhood have no colour: they are neither good nor bad.

The neighbourhood figures are those of the neighbourhood the address is in, as defined by Statistics Netherlands (CBS). The distance to a facility is the average road distance from all residents of the neighbourhood to the nearest one. 'No figure' means that CBS does not publish it for this neighbourhood, for example because there are too few residents.

Registered crimes are the crimes the police registered in a year, including attempts; they are not the same number as were committed. Per 1,000 residents, a neighbourhood with few residents and many visitors (a shopping street, a station, a nightlife area) scores high. The police do not publish sexual offences per neighbourhood.

The stops are those of bus, tram, metro, train and ferry from the national timetable, within 500 m as the crow flies; the distance by street is longer. The railway station is the nearest station on the rail network, as the crow flies.

Around the address: the nearest railway and the nearest national road within 1 km, the nearest overhead power line within 1 km with its calculation distance (the zone in which the magnetic field may exceed the government’s advice), the wind turbines within 2 km and the types of activity with a risk to the surroundings (such as a filling station, a pipeline or the transport of hazardous substances) within about 1 km, according to the Register of external safety risks. A distance, not a judgement.

Air quality is the annual average at the address according to the latest RIVM maps, next to the WHO guideline value (2021). The legal limit values in the Netherlands are higher than the WHO guideline.

Noise is the annual average of all sources together (road traffic, rail, aircraft, industry, wind turbines), expressed in Lden. The WHO recommends staying below 53 dB for road traffic; from 55 dB many people notice it. Air quality is the annual average of nitrogen dioxide (NO₂) and fine particulate matter (PM2.5); the WHO guideline values are 10 and 5 µg/m³.

• Key figures for districts and neighbourhoods (CBS)
• Registered crimes (police, open data)
• Air quality guidelines (WHO, 2021)

15/16PurchaseCosts of buyingfound‹⌂Home›

Transfer tax of 2%, 8% or 10.4% of the purchase price; the property tax (ozb) in Gouda is 0.0836% of the WOZ value per year

One-off on purchase (2026)

Every year in the municipality of Gouda (2026)

So: enter the purchase price and the WOZ value to see the amounts; the notary calculates the exact amount.

All rates are shown side by side: which one applies to you depends on what you buy and whether you will live there yourself. Transfer tax is charged on the purchase price, or on the value if that is higher; the notary settles it at the transfer.

The starter exemption applies if you are an adult under 35, will live in the home yourself, have never used the exemption and the home is worth no more than this year’s limit. If it is worth more, you pay 2%. You declare this in writing to the notary.

If you buy a new home on which VAT is paid, there is usually no transfer tax (article 15(4) of the Act); the VAT is then included in the purchase price.

The Kadaster charges a fixed amount per deed; with a mortgage there is a second deed. The notary’s fee is free, so we give no figure for it.

The property tax (ozb), the sewage charge and the waste charge are the municipality’s rates for this year. The WOZ value of a home is not public per address: enter the one from the tax assessment or the WOZ portal. The water authority tax comes on top; it is not in this overview.

• Legal Transactions Taxes Act (wetten.overheid.nl)
• Kadaster 2026 rates
• Atlas of local charges 2026 (COELO)

16/16PurchaseObligations when buyingfound‹⌂Home›

The same rules apply to every purchase; the registers report one extra point on this plot

So: ask the seller for the energy label and, for an apartment, the owners' association documents; the notary checks ground lease and the decisions on the plot.

Only what is actually a rule, with the law or the source; what is not a rule says so. The notary and the estate agent tell you what else applies to your purchase.

• Purchase agreement and cooling-off periodRequired: the purchase of a home by a private buyer is made in writing. You receive a copy and then have three days to change your mind.Dutch Civil Code, art. 7:2
• Deed of transferRequired: the home only becomes yours through a deed at the notary and its registration with the Kadaster.Dutch Civil Code, art. 3:89
• Transfer taxPayable by the buyer unless an exemption applies; the notary settles it (see section 15).Legal Transactions Taxes Act (Wet op belastingen van rechtsverkeer)
• Energy labelRequired of the seller: on sale there must be a valid energy label and the buyer receives it. Religious buildings and holiday homes used less than four months a year are exempt.Dutch government, energy label on sale
• Apartment: the owners' associationIf you buy an apartment right: the notary attaches a statement from the owners' association (VvE) to the deed with what the seller still owes; as the buyer you are jointly liable for the contributions of this and the previous financial year.Dutch Civil Code, art. 5:122
• Ground leaseIf the land is under a ground lease (erfpacht), the lease passes to you with the purchase, with its ground rent and conditions. Whether that is the case is in the Kadaster’s ownership records; those are not open, so we cannot see them. The notary checks it.Kadaster
• AsbestosNo inspection requirement on purchase. If you have asbestos removed, you notify the municipality at least a week in advance (Omgevingsloket); as a private person you may remove at most 35 m² of screwed, undamaged sheets from your own home yourself, a certified company does the rest. The building dates from 1459, before the 1993 asbestos ban: asbestos is possible.IPLO, removing asbestos
• SoilNo obligation to have the soil investigated on purchase. Government decisions about the soil are in the notary’s documents. No soil decision is registered on this plot.Kadaster (Wkpb); Bodemloket
• MonumentThere is a monument on the plot: renovating, restoring or demolishing requires a permit (section 09).Cultural Heritage Agency (RCE); Kadaster (Wkpb)
• Pre-emption right of the municipalityNot registered on this plot.Kadaster (Wkpb)
• Splitting and lettingNo decision under the housing ordinance is registered. Some municipalities have buy-to-let protection: letting a purchased home there requires a permit. Ask the municipality.Housing Act 2014, art. 41
• Measurement report (NEN 2580)No legal requirement: the seller does not have to have the floor area measured. If you doubt the area in the listing, have it measured according to NEN 2580.no rule
• Building surveyNo legal requirement; you can make it a condition in the purchase agreement.no rule

• Dutch Civil Code book 7 (sale, art. 7:2)
• Dutch Civil Code book 3 (transfer, art. 3:89)
• Dutch Civil Code book 5 (apartment rights, art. 5:122)
• Energy label on sale (Dutch government)
• Removing asbestos yourself: the rules (IPLO)
• Housing Act 2014
• Het Bodemloket (soil information portal)