Erik de Roodestraat 23-3
Robert Scottbuurt-West, Amsterdam
NeighbourhoodA quiet spot in Amsterdam West
This apartment sits on a quiet road in the Robert Scottbuurt-West neighbourhood, part of the De Kolenkit district in Amsterdam. The area is very strongly urban, with a high address density, yet the home itself is set along a peaceful street. At €575,000, the asking price is 3% below the WOZ value, which puts it on the sharp side compared with the market. For context, the average asking price for apartments in Amsterdam is higher than what you would pay here.
The home itself
Built in 1949, this apartment spans one floor on the third floor and has four rooms, including three bedrooms and two bathrooms. The living area is listed as 95 m² by the agent, while the BAG registration records 89 m². The home has a French balcony, double glazing, and a central heating boiler. It is a leasehold property with the ground rent permanently settled, so there is no ongoing ground rent to worry about. The homeowners' association fee is €101 per month.
Life in Robert Scottbuurt-West
Residents of the wider district, De Kolenkit, give their area an average score of 7.39, based on three reviews. One resident says: "My experience is that I am safe and have good neighbours." Another notes: "I really like living in Bos en Lommer, it's easily accessible and close to the centre and my school. I never really feel unsafe, even at night, and there's plenty to do." The same resident adds that there is not much nature nearby and that litter can be an issue. The neighbourhood itself has around 2,165 inhabitants, many of whom live alone. The crime figure for the area is 159 incidents, which you can interpret as you see fit. For more on the local area, see the Robert Scottbuurt-West neighbourhood.
Amenities and transport
Daily errands are easy from here. A Dirk supermarket is just around the corner, and an Albert Heijn is a couple of streets away. For primary education, the Enderun Hisar Amsterdam and Tijl Uilenspiegelschool are both within a short walk. The nearest GP is Sanitas Gezondheidscentrum Amsterdam, and the pharmacy Apotheek Reade is on your doorstep. Public transport is well served: the Jan van Galenstraat tram stop, with lines 7, 15 and N82, is a couple of streets away, and Amsterdam Sloterdijk station is a ten-minute walk. All of this sits within the municipality of Amsterdam.
WOZ and address data
The WOZ value of the home is €592,000, as of 1 January 2025. The asking price is 3% below this value. Between 2020 and 2025, the WOZ value rose by 48%, from €399,000 to €592,000. As for the address, the noise level from road traffic is 53 dB Lden, which is above the norm, while rail and air traffic noise stay below their norms. The foundation risk indication is medium, and the area-level climate data shows elevated pluvial flooding risk, low flood risk now and in 2050, and medium heat stress. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including the main agent www.vva.amsterdam and Parker & Williams Real Estate.
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Features
Details of this home
Transfer
Price
Construction
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 Erik de Roodestraat 23-3, Amsterdam
How does the asking price compare with the WOZ value?
The asking price of €575,000 is 3% below the WOZ value of €592,000, which was set on 1 January 2025. This means the asking price is slightly lower than the municipal valuation. The WOZ value itself has risen by 48% over the past five years, from €399,000 in 2020 to €592,000 in 2025.
What is the layout of this apartment?
The apartment has four rooms in total, including three bedrooms and two bathrooms, all on a single floor. The agent lists the living area as 95 m², while the BAG registration records 89 m². There is a French balcony, and the home is located on the third floor. The volume is 342 m³.
What is the energy label and what does it mean for costs?
The energy label is D. This is not the most efficient label, so you can expect moderate energy costs. The home does have double glazing, which helps with insulation. The label is based on the official registration and does not reflect 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 area-level data from KCAF. This is based on the fact that the building was constructed before 1970, in 1949, and that 100% of properties in this postcode area were built before that year. This is an area-level indication, not an inspection of this specific home.
What are the noise levels like at this address?
The noise level from road traffic is 53 dB Lden, which is above the Dutch noise norm. Rail traffic noise is 33 dB Lden and air traffic noise is 46 dB Lden, both below their respective norms. These figures come from public data and reflect the area around the address, not the soundproofing of the home itself.
What supermarkets are nearby?
There are several supermarkets within easy reach. A Dirk is about 573 metres away, an Albert Heijn is at 651 metres, and another Dirk is at 721 metres. A further Albert Heijn is at 974 metres. All are within a short walk or bike ride.
Which schools are close to this apartment?
Several primary schools are within walking distance. The Enderun Hisar Amsterdam is about 573 metres away, the Tijl Uilenspiegelschool is at 606 metres, and the Bos en Lommerschool is at 685 metres. There are also secondary schools within about 1.8 kilometres.
What public transport options are available?
The nearest tram stop is Jan van Galenstraat, about 326 metres away, served by lines 7, 15 and N82. The Erasmusgracht stop is at 385 metres with the same lines, and Admiraal Helfrichstraat at 447 metres offers lines 7, 13, 18, 247 and N82. Amsterdam Sloterdijk train station is about 1.75 kilometres away.
What is the neighbourhood like?
The Robert Scottbuurt-West neighbourhood is part of the De Kolenkit district in Amsterdam. It is very strongly urban, with a high address density. Residents of the wider district give it an average score of 7.39, based on three reviews. One resident mentions feeling safe and having good neighbours, while another notes that there is not much nature and that litter can be an issue.
Is there a homeowners' association fee?
Yes, the homeowners' association fee is €101 per month. This is a standard contribution for the maintenance of the shared parts of the building. The fee is stated in the listing and is paid by the owner of the apartment.
Statistics for Robert Scottbuurt-West
Figures on residents, liveability and the housing market
| Sale price | €325,571 | €265,000 |
|---|---|---|
| Sale per m² | €8,398 | – |
| Rent price | €5,325 p/m | €5,325 p/m |
Experiences from De Kolenkit
How residents experience their district
My experience is good
Auto-translated to English by AIMy experience is: that the people don't get along with each other, don't want to make an effort for each other and don't know how to keep your neighbourhood clean and that is the problem of my neighbourhood
Auto-translated to English by AII really like living in Bos en Lommer, it's easily accessible and close to the centre and my school. I never really feel unsafe, even at night, and there's plenty to do. The only thing I regret is that there isn't much nature in the neighbourhood; I wouldn't quickly go for a nice walk, which I did in Friesland. Also, it's not always very clean, there's a lot of litter on the ground.
Auto-translated to English by AIStatistics for De Kolenkit
Figures on residents, liveability and the housing market
| Sale price | €487,838 | €462,103 |
|---|---|---|
| Sale per m² | €7,609 | – |
| Rent price | €3,060 p/m | €3,007 p/m |
| Rent per m² | €28 p/m | – |
Experiences from Amsterdam
How residents experience their municipality
Een hele fijne, rustige buurt met veel groen en geweldige bomen die verkoeling en ontspanning bieden. 's nachts is het er stil en donker. Dat vind ik belangrijk voor de dieren. De buurt is goed bereikbaar met metro 54 en voorzieningen zijn op loopafstand in winkelcentrum de Poort. 1 ding is een ongelofelijke doorn in het oog en dat is de hygiene. Het is dagelijks een puinzoo bij de vuilcontainers. Zwerfafval waait overal naar toe. En hoewel we met een aantal bewoners dagelijks 'prikken' en opruimen is het een never ending story. Ik zou zo graag zien dat daar een oplossing voor komt.
Auto-translated to English by AIIJburg is a new district still under development and it's getting better with all the amenities and a beach nearby. And you're also quickly out of the city and into the greenery.
Auto-translated to English by AIQuiet, peaceful, relaxed, green, social and a nice mix of people
Auto-translated to English by AII lived here for about 12 years. The neighbourhood has clear advantages: good connections by tram, bus and ferry/boat, plenty of supermarkets, gyms and practical amenities nearby. For me, however, there was one major drawback: structural low-frequency noise, demonstrably coming from commercial shipping on the Amsterdam-Rijnkanaal. If you are sensitive to that, it can be very burdensome. In my case, it was clearly noticeable indoors, especially at night. Neighbours said they slept with earplugs and extra insulation offered limited to no solution. The municipality took measurements at the time and acknowledged that the noise was significant, but indicated they could do little or nothing about it because the source fell outside their direct authority. My honest advice: visit this neighbourhood not only during the day, but also in the evening and at night, and pay specific attention to low-frequency humming or vibrations. For people sensitive to noise, I would personally strongly advise against this location.
Auto-translated to English by AINo public transport!
Auto-translated to English by AINice, quiet and reasonably cosy neighbourhood. Good accessibility, the Amsterdam Forest nearby. Lots of different facilities within walking distance. Nice to live here with a family and pets! Quite a few schools within cycling distance. Hygiene in the neighbourhood is above the average level in Amsterdam. VUmc very close by.
Auto-translated to English by AIAt the end of the Silodam lies the striking MVRDV building. Surrounded by water on all sides. Every apartment has a view of the IJ and/or the Oude Houthaven. The views are therefore phenomenal and every day is different due to the weather. The sunrises and sunsets are unbeatable. Because the building is at the end of the Silodam, there is no through traffic and every person is either a resident or a visitor. This makes it, by Amsterdam standards, an exceptionally safe living environment. There is little turnover. The residents of this building form a close-knit community. A nice mix of families with and without children and single people who help each other where needed. And that too is a special quality in an increasingly transient Amsterdam. Within walking distance are the Haarlemmerdijk and the markets where you can find all the hustle and bustle if you feel like it. On the Silodam there is peace and quiet, a delight for body and mind. The wind, the seagulls, the waves on the IJ, the boats, occasionally a cruise ship, and every 5 years Sail! A little paradise in Amsterdam? Absolutely!
Auto-translated to English by AIBecause we are on the outskirts, there is no through traffic. In the middle of the street a large playground with a table tennis table and a small football pitch. And playground equipment. Behind our house only meadows.
Auto-translated to English by AIStatistics for Amsterdam
Figures on residents, liveability and the housing market
| Sale price | €834,169 | €704,951 |
|---|---|---|
| Sale per m² | €8,941 | – |
| Rent price | €2,784 p/m | €2,628 p/m |
| Rent per m² | €34 p/m | – |
Location and amenities
Erik de Roodestraat 23-3, Amsterdam
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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