A calm corner of Amsterdam
Haardstee 235 sits in Hoptille, a quiet pocket of Amsterdam's H-buurt where the streets are lined with trees and the pace feels a little slower. This apartment, built in 1981, is one of five homes currently for sale in the neighbourhood, and at €399,000 it is the most expensive of the five. The average asking price for homes in Hoptille is €369,600, and the average price per square metre is €4,451. If you are looking at apartments in Amsterdam, this one stands out for its size and its position in the market.
The apartment itself
The home has four rooms, including three bedrooms, spread over a single floor, with a living area of 101 square metres according to the agent's listing. The BAG registration records 96 square metres, so there is a small difference between the two figures. There is a balcony, and the property is owned subject to a ground lease that has been bought off until 15 October 2031. Heating comes from block heating, and the monthly homeowners' association fee is €298. The energy label is C, which means the home is moderately efficient, so energy costs are likely to be reasonable but not minimal.
Life in Hoptille
Residents across the municipality of Amsterdam give their living environment an average score of 7.38, based on 258 reviews. One resident describes the area as "extremely nice and cozy," with "lots of amenities around, parks, shopping areas, bars, daycares etc." Another, who has lived here for over six years, says it is "calm, safe and green," and notes that it has "changed a lot in the past years, offering now more options for entertainment and horeca." A third resident praises the "great trees that provide cooling and relaxation," but also mentions that rubbish around the containers is a recurring issue. The neighbourhood has around 1,985 residents, and most households are single-person, at 69 percent. For more on the area, see the Hoptille neighbourhood.
Amenities and transport
Daily errands are easy from here. The Lidl is just around the corner, with an AH to go and a Vomar a couple of streets away, and an Albert Heijn a five-minute walk. For schools, the Amsterdam International Community School is on your doorstep, and IKC Metropool and Basisschool Achtsprong are a ten-minute walk. The nearest GP is Gezondheidscentrum Holendrecht, a ten-minute walk, and Apotheek De Dreef is just around the corner. The bus stop Haardstee is on your doorstep, with lines 49 and N85, and Foppingadreef, a couple of streets away, offers lines 44, 47, 66, N85 and N87. Amsterdam Bijlmer ArenA station is a five-minute walk. For a broader view, the municipality of Amsterdam has plenty to offer.
WOZ and address data
The WOZ value is not stated in the available data, so no comparison with the asking price can be made here. As for the address, the area-level risk data indicates that road traffic noise is above the standard, at 55 dB Lden, while railway and aircraft noise are below the norm. The foundation risk indication is low, though the soil is peat, which is sensitive to settlement. Pluvial flooding at heavy rain is elevated, and the current flood risk is medium, as is the risk in 2050. Heat stress is also medium now and in 2050. 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 Openbare Makelaardij and Openbare Makelaardij on Funda.
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Features
Details of this home
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Price
Areas and volume
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Outdoor space
Frequently asked questions
About Haardstee 235, Amsterdam
How does the asking price compare with other homes in Hoptille?
The asking price of €399,000 is the highest of the five homes currently for sale in Hoptille, where the average asking price is €369,600 and the median is €370,000. The price per square metre, based on the agent's floor area of 101 m², is €3,950, which is below the neighbourhood average of €4,451 per m². No judgement is given here on whether the price is high or low; the figures are presented as they are.
What is the layout of this apartment?
The apartment has four rooms in total, including three bedrooms, all on a single floor. The agent lists the living area as 101 square metres, while the BAG registration records 96 square metres. There is a balcony, and the volume is 260 cubic metres. The property is owned subject to a ground lease that has been bought off until 15 October 2031, and heating is provided by block heating.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect energy costs that are neither particularly low nor particularly high. The label does not tell you about the condition of the home itself, but it does give an indication of how much energy the home is likely to use for heating and hot water. For a home of this size, label C typically means moderate energy bills.
What is the homeowners' association fee?
The monthly homeowners' association fee is €298. This fee is paid to the association that manages the shared parts of the building, such as the entrance, stairwell and any common areas. It is a fixed monthly cost to factor into your budget.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to area-level data. The soil is peat, which is sensitive to settlement, but the risk level is still rated as low. This is an area-level indication, not an inspection of this specific home. The data comes from public sources such as the Atlas Leefomgeving and KCAF, and it gives a general picture of the ground conditions in the area.
What are the noise levels like at this address?
The area-level data shows that road traffic noise is above the standard, at 55 dB Lden, based on 2022 data. Railway noise is 48 dB Lden, which is below the norm, and aircraft noise is 46 dB Lden, also below the norm. These are indications for the address area, not measurements taken inside the home. If you are sensitive to traffic noise, it is worth being aware of the road traffic level.
What is the flood risk for this area?
The area-level climate data indicates that pluvial flooding at heavy rain is elevated, and the current flood risk is medium, with the same level projected for 2050. Heat stress is also medium now and in 2050. These are indications for the area around the address, based on the Klimaateffectatlas, and they do not reflect an assessment of this specific property. They give a general sense of how the area may be affected by climate-related events.
What amenities are within walking distance?
The Lidl is just around the corner, with an AH to go and a Vomar a couple of streets away, and an Albert Heijn a five-minute walk. The Amsterdam International Community School is on your doorstep, and IKC Metropool and Basisschool Achtsprong are a ten-minute walk. The nearest GP is Gezondheidscentrum Holendrecht, a ten-minute walk, and Apotheek De Dreef is just around the corner. Amsterdam UMC locatie AMC is about a 20-minute walk.
How is the public transport connection?
The bus stop Haardstee is on your doorstep, with lines 49 and N85. Foppingadreef, a couple of streets away, offers lines 44, 47, 66, N85 and N87, and Amsterdam, Foppingadreef has lines 200, 271, 276, 300, 330 and 370. Amsterdam Bijlmer ArenA train station is a five-minute walk, so you have both bus and train options nearby. The station provides access to the wider rail network.
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 says the area is "extremely nice and cozy," with "lots of amenities around, parks, shopping areas, bars, daycares etc." Another describes it as "calm, safe and green," and notes it has "changed a lot in the past years." A third mentions the "great trees that provide cooling and relaxation," but also points out that rubbish around the containers is a recurring issue.
