A quiet spot in Buitenveldert-West
This apartment sits on a quiet road in a residential part of the Gelderlandpleinbuurt, a pocket of Amsterdam that feels calm and green. The home is a portiekflat on the second floor, built in 1962, and is offered for €400,000. That asking price is in line with the market, according to the comparison with the neighbourhood average. For context, the average asking price for apartments in Amsterdam sits well above this figure.
The home itself
The apartment has two rooms, one bedroom and one bathroom, spread over a single floor. The living area is listed at 48 m² by the agent, while the BAG registration records 46 m². The home has a volume of 158 m³. It comes with an energy label E, which is on the lower end of the scale, so heating costs are something to budget for.
The Gelderlandpleinbuurt
This is a neighbourhood of mostly post-war housing, with a large share of homes built between 1945 and 1970. Residents across the municipality of Amsterdam give their living environment an average score of 7.35, based on 252 reviews. One resident describes a very pleasant, quiet area with lots of green and great trees that offer cooling and relaxation, though they also mention daily mess around the waste containers. Another calls it quiet, peaceful, relaxed, green, social and a nice mix of people. The neighbourhood has around 4,800 inhabitants, many of them single-person households. You can read more about the Gelderlandpleinbuurt neighbourhood on our site.
Amenities and transport
The Ekoplaza supermarket is on your doorstep, with an AH XL a couple of streets away. The Merkelbachschool for primary education is a five-minute walk, and secondary schools are within a ten-minute walk. The nearest GP practice is a ten-minute walk, and the pharmacy is just around the corner. Bus and tram stops are close by, with lines 5, 6, 25, 461, 463 and N84 at the A.J. Ernststraat stop. Amsterdam Zuid station is a ten-minute walk. All of this sits within the municipality of Amsterdam.
WOZ and address data
The WOZ value was set at €336,000 on 1 January 2025. The asking price is 19% above that value. Between 2020 and 2025 the WOZ value rose by 45%, from €231,000 to €336,000. As for the address itself, the road traffic noise level is 57 dB, which is above the norm, while rail and air traffic noise stay below it. The foundation risk indication is medium, and the pluvial flooding risk is low, with a medium flood risk now and in 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing the home is offered via multiple channels, including Van Westerloo Makelaardij.
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About Arent Janszoon Ernststraat 689, Amsterdam
How does the asking price compare to the WOZ value?
The asking price of €400,000 is 19% above the WOZ value of €336,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price per square metre, based on the agent's listed living area of 48 m², comes to €8,333.
What is the layout of this apartment?
The apartment has two rooms in total: one bedroom and one bathroom, all on a single floor. It is a portiekflat on the second floor, with a volume of 158 m³. The agent lists the living area at 48 m², while the BAG registration records 46 m².
What is the energy label and what does it mean?
The home has energy label E. This is on the lower end of the scale, so you can expect higher energy costs compared to more efficient homes. The label reflects the official registration and does not say anything about the condition of the building itself.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, according to public data from KCAF. This is an area-level indication based on the fact that the building dates from 1962, before 1970, and that 100% of properties in this postcode area were built before 1970. It is not an inspection of this specific home.
How is the neighbourhood rated by residents?
Residents across the municipality of Amsterdam give their living environment an average score of 7.35, based on 252 reviews. One resident describes a very pleasant, quiet area with lots of green and great trees, though they also mention daily mess around the waste containers. Another calls it quiet, peaceful, relaxed, green, social and a nice mix of people.
What supermarkets are nearby?
The Ekoplaza is on your doorstep at 62 metres. An AH XL is 413 metres away, a SPAR is 432 metres, and an Albert Heijn is 462 metres. There is also an AH to go at 678 metres. So daily groceries are within easy walking distance.
Which schools are close to this apartment?
The Merkelbachschool for primary education is 358 metres away. For secondary education, the Kolom Praktijkcollege De Atlant is 563 metres away, and the Stichting Joodse Kindergemeenschap Cheider MAVO HAVO VWO is 676 metres away. There is also a special secondary school, VSO Alphons Laudy, at 545 metres.
How is the public transport connection?
The nearest tram and bus stop is A.J. Ernststraat at 263 metres, with lines 5, 6, 25, 461, 463 and N84. The Gelderlandplein Noord bus stop is 232 metres away with lines 461, 463 and N84. Amsterdam Zuid train station is 770 metres away, about a ten-minute walk.
What is the noise situation at this address?
The road traffic noise level is 57 dB, which is above the norm. Rail traffic noise is 34 dB and air traffic noise is 48 dB, both below the norm. These figures come from public data at address level and are indications for the area, not measurements inside this specific home.
How does the price per square metre compare to the neighbourhood?
The asking price of €400,000 is 26% below the neighbourhood average asking price of €537,811. However, the price per square metre is 11% above the neighbourhood average, because this apartment is smaller than the typical home in the area. The average living area in the neighbourhood is 74 m², while this home is 48 m² according to the agent.
