A calm spot in Amsterdam Zuidoost
This apartment on Grubbehoeve 426 sits in the Bijlmermuseum-Noord neighbourhood, part of the Bijlmermuseum district in Amsterdam. It is a 1970s apartment with an A energy label, which is an efficient label. The asking price of €295,000 is 16% below the neighbourhood average asking price of €350,800, and it is also 1% below the WOZ value. For context, the price per square metre is €4,275 based on the agent's floor area. If you are looking at apartments in Amsterdam, this one stands out for its price position.
The home itself
According to the agent, this apartment has three rooms, two bedrooms, and one bathroom, all on a single floor. The living area is listed as 69 m² by the agent, while the BAG registration records 65 m². The home has a balcony, double glazing, and is heated by district heating. It is offered on municipal ground lease (gemeentelijke erfpacht). The monthly homeowners' association fee is €345.67. The property is described as being in a residential area with a free view.
Life in Bijlmermuseum-Noord
Residents across the municipality of Amsterdam give their living environment an average score of 7.38, based on 258 reviews. One resident says: "Lots of amenities around, parks, shopping areas, bars, daycares etc." Another resident, who has lived in the area for over six years, notes: "It's calm, safe and green, and although it could still improve and could get more support from the local government, it's still affordable (compared to the rest of the city) and constantly changing for the better." A third resident mentions the greenery and trees, but also points out that hygiene around the waste containers is a recurring issue. The neighbourhood has about 2,290 inhabitants, and 57% of households are single-person households. For more context, you can read about the Bijlmermuseum-Noord neighbourhood.
Amenities and transport
For daily errands, the Albert Heijn is just around the corner, and an Aldi is a couple of streets away. The nearest pharmacy, Service Apotheek Ganzenhoef, is just around the corner, and the GP practice Gezondheidscentrum Klein Gooioord is a five-minute walk. For schools, Orion College Zuidoost is on your doorstep, and primary school Wereldwijs is a five-minute walk. Bus stops Grubbehoeve and Geerdinkhof are just around the corner, served by lines 47, N87, 200, and 300. The nearest train station, Diemen Zuid, is about 1.8 km away. This is all within the municipality of Amsterdam.
WOZ and address data
The WOZ value is €299,000 as of 1 January 2025, and the asking price is 1% below this value. Between 2020 and 2025, the WOZ value rose by 49%, from €201,000 to €299,000. As for address-level risk data, these are area-level indications, not an inspection of this specific home. The noise from road traffic is 44 dB Lden, which is not above the norm, and railway noise is 32 dB Lden, also not above the norm. However, aircraft noise is 51 dB Lden, which is above the norm. The foundation risk indication is low, though the soil is peat, which is sensitive to settlement. For climate, pluvial flooding risk is low, while flood risk is medium both now and in 2050, and heat stress is medium both now and in 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Gevaert Makelaars and Gevaert Makelaars 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 Grubbehoeve 426, Amsterdam
How does the asking price compare to the neighbourhood average?
The asking price of €295,000 is 16% below the neighbourhood average asking price of €350,800. The average asking price per square metre in the neighbourhood is €3,973, while this home is listed at €4,275 per square metre based on the agent's floor area. The price is also 1% below the WOZ value of €299,000.
What is the layout of this apartment?
According to the agent, the apartment has three rooms, two bedrooms, and one bathroom, all on a single floor. The living area is listed as 69 m² by the agent, while the BAG registration records 65 m². There is a balcony, and the home is heated by district heating. The monthly homeowners' association fee is €345.67.
What is the WOZ value and how has it developed?
The WOZ value is €299,000 as of 1 January 2025. The asking price is 1% below this value. Between 2020 and 2025, the WOZ value increased by 49%, from €201,000 to €299,000. This development is based on municipal valuation data.
What are the noise levels around this address?
According to public risk data at the address level, road traffic noise is 44 dB Lden, which is not above the norm. Railway noise is 32 dB Lden, also not above the norm. However, aircraft noise is 51 dB Lden, which is above the norm. These are area-level indications, not a measurement of this specific home.
What supermarkets and schools are nearby?
The nearest supermarket is an Albert Heijn at about 420 metres, and an Aldi is at about 636 metres. For schools, Orion College Zuidoost is at about 189 metres, and primary school Wereldwijs is at about 435 metres. The nearest pharmacy is Service Apotheek Ganzenhoef at about 311 metres, and the GP practice Gezondheidscentrum Klein Gooioord is at about 531 metres.
What public transport options are available?
The nearest bus stops are Grubbehoeve and Geerdinkhof, both within about 250 metres. Bus lines 47 and N87 serve these stops, and line 200 and 300 also stop at Grubbehoeve. The nearest train station is Diemen Zuid, at about 1.8 km.
What do residents say about living in this area?
Residents across the municipality of Amsterdam give their living environment an average score of 7.38, based on 258 reviews. One resident mentions the many amenities, parks, and shopping areas. Another resident describes the area as calm, safe, and green, and notes it has changed for the better in recent years. A third resident appreciates the greenery but mentions issues with waste container hygiene.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data. The soil type is peat, which is noted as sensitive to settlement. This is an area-level indication, not an inspection of this specific home.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. The agent also states that the home has double glazing. The energy label is based on the official registration and does not reflect the condition of the home's construction.
