A calm spot on the water
This apartment on Eva Besnyöstraat sits in Havenkwartier IJburg, a young district of Amsterdam where the streets meet the water. The setting is described as a quiet road, right by the water and within a residential area. The asking price of €535,000 is keen compared with the average asking price in the neighbourhood, which comes to €680,818. For context, the average asking price per square metre in the area is €6,450, while this home is listed at €6,011 per square metre. If you are looking at apartments in Amsterdam, this one stands out for its position and price.
The home itself
Built in 2010, this three-room apartment spans one floor on the second storey, with two bedrooms and one bathroom. The living area is 89 square metres according to the agent, while the BAG registration records 88 square metres. The home has a balcony and is heated by district heating. It is owned as municipal ground lease, with the perpetual leasehold already bought off, so there is no annual ground rent to worry about. The homeowners' association fee is €198.83 per month. The energy label is A+, which is an efficient label, so energy costs should be relatively modest.
Havenkwartier IJburg
Havenkwartier IJburg is a district still very much in development, and residents of the wider IJburg area give it an average score of 6.6 out of 10, based on seven reviews. One resident says: "IJburg 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." Another resident, who lived there for about 12 years, mentions good connections by tram, bus and ferry, and plenty of supermarkets and gyms, but also points to structural low-frequency noise from commercial shipping on the Amsterdam-Rijnkanaal. A third resident finds the area lacking in pleasant outdoor spots. The neighbourhood has around 2,155 inhabitants, and about 42% are between 25 and 45 years old. For more on the Havenkwartier IJburg neighbourhood, the reviews give a mixed but honest picture.
Amenities and transport
Daily errands are easy from here. The Dekamarkt is just around the corner, and the Albert Heijn is a ten-minute walk away. For schools, the Montessori Lyceum Terra Nova is on your doorstep, and primary schools De Poseidon and Basisschool de Archipel are a couple of streets away. The nearest GP is Gezondheidscentrum Diemen-Noord, about 2.3 kilometres away, while the pharmacy, Apotheek IJburg-Centrum, is a ten-minute walk. Tram stop IJburg with line 26 is just around the corner, and bus stops Pieter Oosterhuisstraat and Lumièrestraat are nearby with lines 66 and N89. The nearest train station is Diemen, about 2.7 kilometres away. All of this is within the municipality of Amsterdam, where public transport and amenities are well spread out.
WOZ and address data
The WOZ value for this home is €560,000, based on the reference date of 1 January 2025. The asking price is 4% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 45%, from €387,000 to €560,000. As for the address, the noise level from road traffic is 49 dB Lden, which is above the norm, while railway and aircraft noise are below their norms. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. The flood risk is low for both the current situation and 2050, and heat stress is low now but medium by 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 Voortman & Fransen Makelaars.
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Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
Outdoor space
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 Eva Besnyöstraat 43, Amsterdam
How does the asking price compare to the neighbourhood average?
The asking price of €535,000 is 21% below the average asking price in Havenkwartier IJburg, which is €680,818. The average asking price per square metre in the neighbourhood is €6,450, while this home is listed at €6,011 per square metre. This makes the price keen compared with other homes currently for sale in the area.
What is the layout of this apartment?
This is a three-room apartment with two bedrooms and one bathroom, spread over one floor on the second storey. The living area is 89 square metres according to the agent, while the BAG registration records 88 square metres. There is a balcony, and the home is heated by district heating. The volume is 284 cubic metres.
What is the WOZ value and how has it developed?
The WOZ value is €560,000, based on the reference date of 1 January 2025. The asking price is 4% below this value. Over the past five years, the WOZ value has risen by 45%, from €387,000 in 2020 to €560,000 in 2025. This shows a steady increase in the municipal valuation over that period.
What are the noise levels around this address?
According to public data, the noise level from road traffic is 49 dB Lden, which is above the norm. Railway noise is 30 dB Lden and aircraft noise is 43 dB Lden, both below their respective norms. These are area-level indications, not measurements taken inside this specific home. One resident of the wider district mentioned low-frequency noise from shipping on the Amsterdam-Rijnkanaal.
What supermarkets and schools are nearby?
The Dekamarkt is just around the corner, about 317 metres away, and the Albert Heijn is about 1.2 kilometres away. For schools, the Montessori Lyceum Terra Nova is about 111 metres away, and primary schools De Poseidon and Basisschool de Archipel are both about 198 metres away. There are also several other primary schools within a short walk.
What is the public transport situation?
Tram stop IJburg with line 26 is about 106 metres away, and bus stops Pieter Oosterhuisstraat and Lumièrestraat are within 200 to 360 metres, with lines 66 and N89. The nearest train station is Diemen, about 2.7 kilometres away. This gives good options for getting around Amsterdam and beyond.
What is the energy label and what does it mean?
The energy label is A+, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The home is heated by district heating. No further details about insulation are stated in the listing.
What is the ownership structure of this apartment?
The home is on municipal ground lease, but the perpetual leasehold has been bought off, so there is no annual ground rent to pay. The homeowners' association fee is €198.83 per month. This is a common arrangement for apartments in Amsterdam, and the bought-off lease means the ownership is more straightforward.
How many homes are for sale in the neighbourhood?
Currently, there are 11 homes for sale in Havenkwartier IJburg. The average asking price is €680,818, with a median of €550,000. Prices range from €449,000 to €1,185,000. The average asking price per square metre is €6,450, and the average living area is 105 square metres.
