Ferguutstraat 20-2
Erasmusparkbuurt-West, Amsterdam
AreaA quiet spot in Amsterdam West
This apartment sits on the Ferguutstraat, a quiet road in the Erasmusbuurt-West neighbourhood of Amsterdam. The area is part of the Erasmuspark district, a residential pocket of the city where life moves at a relaxed pace. With a price of €400,000, the asking price sits 28% below the average asking price of €554,417 for homes in this neighbourhood, which puts it on the sharp side compared with the local market. For context, the average asking price per square metre in the neighbourhood is €9,454, while this home comes in at €7,407 per square metre. If you are looking at apartments in Amsterdam, this one is priced noticeably below the neighbourhood norm.
The apartment itself
Built in 1939, this third-floor apartment covers one floor and includes three rooms, two bedrooms and one bathroom. The living area is listed as 53 square metres according to the BAG registration, while the agent lists 54 square metres. The volume of the home is 181 cubic metres. There is a balcony, and the property comes with double glazing and a central heating boiler. The apartment is part of a homeowners' association with a monthly contribution of €155. The ground lease is municipal and has been bought off in perpetuity, so there is no ongoing ground rent to worry about.
Life in Erasmusparkbuurt-West
Across the municipality of Amsterdam, residents give their living environment an average score of 7.35, based on 252 reviews. One resident describes the area as a very pleasant, quiet neighbourhood with plenty of green and wonderful trees that offer cooling and relaxation, though they also mention that the area around the waste containers can be messy. Another resident notes that the district is quiet, peaceful, relaxed, green and social, with a nice mix of people. The neighbourhood itself has around 4,000 residents, and a large share of households are single-person homes. The urbanity level is very strongly urban, with an address density of 8,509 per square kilometre. For a closer look at the Erasmusparkbuurt-West neighbourhood, the local character is one of calm streets and everyday convenience.
Amenities and getting around
Daily errands are easy from this address. The Albert Heijn is just around the corner, with a Dirk supermarket a couple of streets away. Kindcentrum de Vindplaats primary school is a five-minute walk, and the Tijl Uilenspiegelschool is just beyond that. The GP practice Huisartsenpraktijk de Admiraal is on your doorstep, and the BENU Apotheek Landlust pharmacy is a five-minute walk. For public transport, the Karel Doormanstraat stop is just around the corner, served by tram and bus lines 19, 247 and N82. Amsterdam Sloterdijk station is a ten-minute walk away. All of this sits within the municipality of Amsterdam, where the city's amenities are never far.
WOZ value and address data
The WOZ value of the home is €458,000, based on the reference date of 1 January 2025. The asking price of €400,000 sits 13% below this valuation. Between 2020 and 2025, the WOZ value rose by 40%, from €328,000 to €458,000. As for address-level risk indications, the noise load from road traffic is 47 dB, from rail traffic 33 dB and from air traffic 45 dB, all below the relevant standards. The foundation risk indication for this address is medium, which is an area-level indication based on the fact that the building dates from before 1970. The pluvial flooding risk at heavy rain is medium, while the current flood risk is low and the flood risk for 2050 is also low. Heat stress is indicated as medium for both the current situation and 2050. These are all area-level indications from public data, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Smit & Heinen Makelaars Haarlem and Smit & Heinen Makelaars en Taxateurs on Funda.
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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 Ferguutstraat 20-2, Amsterdam
How does the asking price compare with the WOZ value?
The asking price is €400,000, while the WOZ value is €458,000 based on the reference date of 1 January 2025. That means the asking price sits 13% below the municipal valuation. The WOZ value is the official valuation used by the municipality for tax purposes, not the current market value, but it does give an indication of how the asking price relates to recent municipal assessments.
What is the layout of this apartment?
The apartment has three rooms in total, including two bedrooms and one bathroom. It is located on the third floor and covers a single floor. The living area is listed as 53 square metres according to the BAG registration, while the agent lists 54 square metres. There is a balcony, and the total volume of the home is 181 cubic metres.
What is the energy label and what does it mean for costs?
The home has energy label D. This is a mid-range label, so you can expect moderate energy costs for heating and electricity. The home does have double glazing and a central heating boiler, which are positive factors.
What is the ground lease situation?
The ground lease is municipal and has been bought off in perpetuity. This means the ground rent has been paid in full and there is no ongoing annual ground rent obligation for the owner. This is a favourable arrangement because it removes the uncertainty of future ground rent adjustments that can come with other ground lease constructions.
What is the homeowners' association contribution?
The monthly homeowners' association contribution is €155. This fee covers the shared costs of the building, such as maintenance of common areas, the building insurance and any reserve fund contributions. The exact scope of what is covered depends on the association's regulations, which are not detailed in the listing.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value increased by 40%, from €328,000 to €458,000. The development was not entirely steady: the value rose from €328,000 in 2020 to €332,000 in 2021, then jumped to €423,000 in 2022, dipped to €382,000 in 2023, recovered to €404,000 in 2024 and reached €458,000 in 2025. This shows a general upward trend over the period.
What is the foundation risk for this address?
The foundation risk indication for this address is medium. This is an area-level indication based on public data, not an inspection of this specific home. The building dates from 1939, and the entire postcode area falls within a KCAF attention area where 100% of properties were built before 1970. This is a general indication for the area, not a verdict on the condition of this particular property.
What are the noise levels around this address?
The noise load from road traffic is 47 dB, from rail traffic 33 dB and from air traffic 45 dB, all based on the relevant reference years. All three values are below the applicable noise standards. This means the location does not exceed the legal noise limits for any of these sources, based on the area-level data from the Atlas Leefomgeving.
What is the flood risk for this property?
The current flood risk is indicated as low, and the flood risk for 2050 is also low. However, the pluvial flooding risk at heavy rain is medium, which relates to surface water flooding during intense rainfall. Heat stress is indicated as medium for both the current situation and 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific home.
What supermarkets are nearby?
There are several supermarkets within easy reach. The nearest Albert Heijn is at 450 metres, a Dirk supermarket is at 475 metres, and another Albert Heijn is at 526 metres. A fourth Albert Heijn is at 554 metres and a fifth at 681 metres. All of these are within a ten-minute walk, making daily grocery shopping convenient from this address.
Which schools are close to this apartment?
Kindcentrum de Vindplaats primary school is at 357 metres, and the Tijl Uilenspiegelschool is at 407 metres. Both are within a five-minute walk. There are also several other primary schools within a short distance, including Enderun Hisar Amsterdam at 475 metres, De Zijderoute at 521 metres and Rosa Boekdrukker at 556 metres. Secondary education is at 1.5 kilometres.
What public transport options are available?
The nearest stop is Karel Doormanstraat at 166 metres, served by tram and bus lines 19, 247 and N82. The De Rijpstraat stop is at 205 metres with lines 19 and N82, and the Egidiusstraat bus stop is at 284 metres with lines 21, 247 and N82. Amsterdam Sloterdijk train station is at 1,687 metres, about a ten-minute walk.
