A classic Amsterdam apartment with a keen price
This first-floor apartment on Hoofdweg sits in the Balboaplein e.o. neighbourhood, part of the Hoofdweg en omgeving district in Amsterdam. Built in 1924, it is a classic example of early twentieth-century Amsterdam housing, with a calm setting on a quiet road in a residential area. The asking price of €425,000 is keen, which means it sits below the average asking price for similar homes in this neighbourhood. For context, the average asking price for apartments in Amsterdam reflects the wider market, but this particular home is priced to stand out.
Inside the home
The apartment spans one floor and includes three rooms, two bedrooms and one bathroom. The living area is listed as 58 m² by the agent, while the BAG registration records 55 m². It has double glazing and a central heating boiler, and the balcony is a welcome outdoor space. The property is on the second living floor and is part of a municipal ground lease that has been paid off until 31 July 2061, so there is no annual ground rent to worry about during that period.
Life around Balboaplein e.o.
Residents of the wider district give their area an average score of 7.82 out of 10, based on five reviews. One resident describes it as a "nice up-and-coming neighbourhood with lots of green", mentioning the Rembrandtpark just around the corner and easy access by bus or tram. Another notes that "there are many shops in the neighbourhood, where you can get almost everything", and that it is "reasonably clean and tidy, with little to no noise pollution". The same resident adds that they "always feel safe, even in the evenings". The neighbourhood itself has around 2,950 residents, and a large share of households are single-person, at 54 percent. For a closer look at what the area offers, the Balboaplein e.o. neighbourhood page has more details.
Amenities and getting around
Daily errands are easy from here. The Dirk supermarket is on your doorstep, just 68 metres away, and an Albert Heijn is a five-minute walk. For primary education, the Joop en Willy Westerweel school is a couple of streets away, and the Islamitische basisschool Al Maes is a five-minute walk. The nearest GP is Integrale Huisartsenpraktijk West, a five-minute walk, and the Service Apotheek Mercator pharmacy is just around the corner. Public transport is well served: the Willem Schoutenstraat tram stop is a couple of streets away with lines 7, 15 and 18, and Mercatorplein is a short walk with additional lines. Amsterdam Lelylaan station is about a ten-minute walk, and the municipality of Amsterdam offers extensive connections across the city.
WOZ value and address data
The WOZ value for this property is €474,000, based on the reference date of 1 January 2025. The asking price of €425,000 is 10 percent below this valuation. Between 2020 and 2025, the WOZ value rose by 48 percent, from €321,000 to €474,000. As for the address itself, the area-level risk data indicates a medium foundation risk, which is common for buildings constructed before 1970, and this home dates from 1924. Noise from road traffic is measured at 64 dB, which is above the guideline, while railway and aircraft noise remain below the norm. For climate risks, pluvial flooding is rated medium, current flood risk is low, and heat stress is currently medium but could become elevated by 2050. These are area-level indications, not an inspection of this specific home.
About the listing
At the time of writing, this home is offered via multiple channels, including MAKELAAR BERT and their listing on Funda.
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Features
Details of this home
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Price
Energy
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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 Hoofdweg 278-2, Amsterdam
How does the asking price compare to the WOZ value?
The asking price of €425,000 is 10 percent below the WOZ value of €474,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. This means the asking price is lower than the official valuation, which is a notable point for anyone considering this property.
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 58 m², while the BAG registration records 55 m². There is a balcony, and the property is on the second living floor. The volume is 190 m³.
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 moderate energy costs for heating and electricity. The home has double glazing and a central heating boiler, which are positive features. The label itself does not indicate the structural condition of the building, only its energy performance.
What is the ground lease situation?
The property is on municipal ground lease, but the lease has been paid off until 31 July 2061. This means there is no annual ground rent due during that period. After that date, the situation would need to be reviewed, but for the foreseeable future, the ground lease is settled.
What are the main noise sources near this address?
Area-level data shows that road traffic noise is measured at 64 dB, which is above the guideline. Railway noise is 32 dB and aircraft noise is 46 dB, both below the norm. These are indications for the area, not measurements taken inside the home itself. If noise is a concern, it is worth considering the road traffic level.
What is the foundation risk for this property?
The foundation risk indication for this address is medium. This is based on the fact that the building was constructed before 1970, specifically in 1924, and the entire postal code area falls within a KCAF attention zone. This is an area-level indication, not an inspection of this specific home's foundation.
Which supermarkets are nearby?
The Dirk supermarket is just 68 metres away, making it the closest option for daily groceries. An Albert Heijn is 489 metres away, and an Aldi is 504 metres away. There are also two more supermarkets within a short distance, so you have several choices for your weekly shopping.
What public transport options are available?
The nearest tram stop is Willem Schoutenstraat, 135 metres away, with lines 7, 15 and 18. Mercatorplein is 234 metres away and offers additional lines including 13 and 247. Amsterdam Lelylaan train station is 1.7 kilometres away, which is about a ten-minute walk or a short tram ride.
How does the asking price compare to the neighbourhood average?
The asking price of €425,000 is 28 percent below the average asking price in the neighbourhood, which is €592,522. The median asking price is €499,000. This makes the apartment relatively affordable compared to other homes currently on the market in this area.
What do residents say about living in this district?
Residents of the wider district give it an average score of 7.82 out of 10, based on five reviews. One resident highlights the green spaces and amenities, while another mentions the many shops and the feeling of safety. The reviews reflect the district as a whole, not just this specific neighbourhood.
