Frans Halsstraat 44-1
Frans Halsbuurt, Amsterdam
AreaA classic Amsterdam upper floor flat
This upper-floor apartment sits on the Frans Halsstraat in the Frans Halsbuurt, part of the lively Oude Pijp in Amsterdam. It is a classic 1880 building, and the home is on the first floor. The asking price of €495,000 is judged to be keen compared with the average asking price in the neighbourhood. For context, the average asking price for apartments in Amsterdam sits well above this level.
Inside the home
The apartment has three rooms, including two bedrooms and one bathroom, spread over a single floor. The living area is listed as 62 m² by the agent, while the BAG registration records 61 m². The home has a balcony and is fully owned. According to the agent, the insulation includes roof insulation, double glazing, wall insulation and floor insulation, and there is a central heating boiler. The monthly homeowners' association contribution is €228.53.
The Frans Halsbuurt
Life in this part of the Oude Pijp is shaped by its central, busy character. Residents of the wider district give it an average score of 6.46, based on three reviews. One resident, who has lived here for fifty years, calls it a lovely neighbourhood. Another says everything is in one neighbourhood and that it is easy to get out. A third resident describes it as busy with many tourists, mentioning noise from passers-by and pubs, and noting that houses are in poor condition. The district has around 2,610 residents, and a large share of households are single-person. For more on the area, see the Frans Halsbuurt neighbourhood.
Daily life and getting around
Groceries are close by, with a Dirk just around the corner and a Coop a couple of streets away. The Montessori Lyceum Amsterdam and the Sweelinck College are both within a short walk, as is Basisschool Oscar Carré. The nearest GP is Huisartsenpraktijk de Wetering, and the Service Apotheek Ferdinand Bol is nearby. For public transport, the Vijzelgracht stop is a couple of streets away, served by bus, metro and tram lines 1, 7, 19, 52, N82, N83 and N88. The nearest train station is Amsterdam RAI, a ten-minute walk away. All of this sits within the municipality of Amsterdam.
WOZ value and address data
The WOZ value for 2025 is €600,000, based on the reference date of 1 January 2025. The asking price is 18% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 34%, from €449,000 to €600,000. As for address-level risk data, these are area-level indications rather than an inspection of this specific home. The foundation risk indication is medium, given the building dates from before 1970. Road traffic noise is measured at 55 dB Lden, above the noise standard, while rail and aircraft noise are below their standards. Pluvial flooding risk is medium, and heat stress is currently medium, rising to elevated by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Hoen Makelaars.
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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 Frans Halsstraat 44-1, Amsterdam
How does the asking price compare with the WOZ value?
The asking price of €495,000 is 18% below the WOZ value of €600,000, which was set on the reference date of 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also 29% below the average asking price in the Frans Halsbuurt, which stands at €694,125.
What is the layout of this apartment?
The apartment has three rooms in total, including two bedrooms and one bathroom, all on a single floor. The agent lists the living area as 62 m², while the BAG registration records 61 m². There is a balcony, and the home is on the first floor of a building from 1880.
What is the energy label and what does it mean for costs?
The home has energy label B. This is an efficient label, so you can expect relatively moderate energy costs compared with less efficient homes. The agent also states that the home has roof insulation, double glazing, wall insulation and floor insulation, along with a central heating boiler.
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 1880, and the entire postcode area consists of properties built before 1970, which is why the risk is flagged as medium.
What amenities are within walking distance?
A Dirk supermarket is just around the corner, with a Coop a couple of streets away. The Montessori Lyceum Amsterdam and Sweelinck College are both within a short walk, as is Basisschool Oscar Carré. The nearest GP is Huisartsenpraktijk de Wetering, and the Service Apotheek Ferdinand Bol is nearby.
How is the public transport in this area?
The Vijzelgracht stop is a couple of streets away and is served by bus, metro and tram lines 1, 7, 19, 52, N82, N83 and N88. The De Pijp metro stop is also close by, with lines 12, 25, 52 and N84. The nearest train station is Amsterdam RAI, about a ten-minute walk away.
What do residents say about living in this district?
Residents of the wider district give it an average score of 6.46, based on three reviews. One resident who has lived here for fifty years calls it a lovely neighbourhood. Another says everything is in one neighbourhood and that it is easy to get out. A third describes it as busy with many tourists, with noise from pubs and passers-by, and notes that houses are in poor condition.
What is the homeowners' association contribution?
The monthly homeowners' association contribution is €228.53. This is the amount stated in the listing for the service costs of the building. The home is fully owned, meaning there is no ground lease to account for.
