A calm spot in Middenmeer-Zuid
This apartment sits on the Johannes van der Waalsstraat, a quiet road in the Middenmeer-Zuid neighbourhood of Amsterdam. The setting is described as peaceful, within a residential area and with an unobstructed view. Built in 1956, the home is a first-floor flat with a balcony. The asking price of €550,000 is keen compared with the average asking price in the neighbourhood, which comes to €795,826. For context, the average asking price per square metre in the area is €8,553, while this home is listed at €7,333 per square metre. If you are looking at [apartments in Amsterdam], this one stands out for its price position.
Inside the apartment
The apartment has four rooms, including two bedrooms and one bathroom, spread over a single floor. The living area is 74 square metres according to the BAG registration, while the agent lists it as 75 square metres. The home has double glazing and floor insulation, and it is heated by a central heating boiler. It is a full ownership property, with a monthly homeowners' association contribution of €138.38. The balcony is a pleasant addition, and the home is located on the second living floor.
Life in Middenmeer-Zuid
Middenmeer-Zuid is a residential pocket of Amsterdam with about 5,140 residents. It is a mix of ages, with a third of the population between 25 and 45, and a fifth under 15. Residents across the municipality of Amsterdam give their living environment an average score of 7.38, based on 258 reviews. One resident says: "Extremely nice and cozy. Lots of amenities around, parks, shopping areas, bars, daycares etc." Another describes it as "calm, green and evolving", noting that it has changed a lot in recent years and now hosts younger residents and families. A third resident mentions the greenery and the trees that provide cooling and relaxation, though they also point out that the rubbish containers are a daily mess. These reviews reflect the wider municipality, not just this neighbourhood. For a closer look at [the Middenmeer-Zuid neighbourhood], the figures show a fairly balanced community.
Amenities and getting around
Daily errands are easy from here. An Albert Heijn supermarket is just around the corner, and another Albert Heijn, a SPAR and a Vomar are a couple of streets away. For schools, College De Meer is on your doorstep, and the 5e Montessorischool Watergraafsmeer is a five-minute walk. The nearest GP is Huisartsenpraktijk Zeeburgerdijk, about a ten-minute walk, and the pharmacy Apotheek Watergraafsmeer Christiaan Huygensplein is just around the corner. For public transport, bus stop Radioweg with line 65 is just around the corner, and the Amsterdam Science Park train station is a ten-minute walk. This is all within [the municipality of Amsterdam], where the city's broader network is at your disposal.
WOZ value and address data
The WOZ value of this home is €576,000, based on the reference date of 1 January 2025. The asking price is 5% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 37%, from €420,000 to €576,000. As for the address, the noise level from road traffic is 49 dB Lden, which is above the standard, while rail and air traffic noise are below their respective standards. The foundation risk indication is low, though this is an area-level indication based on public data, not an inspection of this specific home. The climate risk indications for the area include elevated pluvial flooding and elevated flood risk currently, with medium flood risk by 2050, and medium heat stress both now and in 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including SEM makelaars and SEM 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 Johannes van der Waalsstraat 40-1, Amsterdam
How does the asking price compare to the neighbourhood average?
The asking price of €550,000 is 31% below the average asking price in Middenmeer-Zuid, which is €795,826. The average asking price per square metre in the neighbourhood is €8,553, while this home is listed at €7,333 per square metre, based on the agent's floor area. This makes the price keen relative to the local market, according to the precomputed comparison.
What is the layout of this apartment?
The apartment has four rooms, including two bedrooms and one bathroom, all on a single floor. The living area is 74 square metres according to the BAG registration, while the agent lists it as 75 square metres. There is a balcony, and the home is located on the second living floor. The property is a full ownership, with a monthly homeowners' association fee of €138.38.
What is the WOZ value and how has it changed?
The WOZ value is €576,000, based on the reference date of 1 January 2025. The asking price is 5% below this WOZ value. Over the past five years, the WOZ value has increased by 37%, from €420,000 in 2020 to €576,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the noise levels around this address?
The noise level from road traffic is 49 dB Lden, which is above the standard, according to data from 2022. Rail traffic noise is 40 dB Lden, and air traffic noise is 43 dB Lden, both below their respective standards. These are area-level indications based on public data, not measurements at this specific home.
What supermarkets are nearby?
An Albert Heijn supermarket is about 229 metres away, just around the corner. Another Albert Heijn is at 613 metres, a SPAR at 684 metres, and a Vomar at 694 metres, all within a short walk. A Lidl is at 1,035 metres. These options cover daily grocery shopping without needing a car.
What schools are close to this apartment?
College De Meer, a secondary school, is just 48 metres away, on your doorstep. Yuverta vmbo en pro Amsterdam-Oost is at 278 metres, and the 5e Montessorischool Watergraafsmeer, a primary school, is at 349 metres. The Lidwinaschool is at 375 metres. Several schools are within a five-minute walk.
How is the public transport connection?
Bus stop Radioweg with line 65 is 237 metres away, and Linnaeusparkweg with line 40 is at 309 metres. The stop Amsterdam, Hugo de Vrieslaan with lines 320, 329 and N22 is at 422 metres. The nearest train station is Amsterdam Science Park, at 615 metres, about a ten-minute walk.
What is the neighbourhood like in terms of demographics?
Middenmeer-Zuid has about 5,140 residents. The age spread includes 18% under 15, 33% between 25 and 45, and 12% aged 65 or older. Households are mixed, with 41% single-person households and 33% households with children. The housing stock is predominantly pre-1945, at 60.5%, with the rest built between 1945 and 1970.
What is the energy label and what does it mean?
The energy label is D. This label indicates the home's energy performance, and with label D, you can expect moderate energy costs. The home has double glazing and floor insulation, according to the agent. The label itself does not say anything about the structural condition of the building.
What is the foundation risk for this address?
The foundation risk indication is low, according to public data. This is an area-level indication, not an inspection of this specific home. The notes mention that 100% of the properties in this postcode area were built before 1970, which is a factor in the risk assessment. No further details are provided.
