Johannes Verhulststraat 163H
Valeriusbuurt-Oost, Amsterdam
NeighbourhoodA classic Amsterdam apartment on a quiet street
This ground-floor apartment on Johannes Verhulststraat sits on a quiet road in the Valeriusbuurt-Oost, part of the Willemspark district in Amsterdam. The asking price of €1,350,000 is sharp compared with the average asking price in the neighbourhood, which comes to €2,257,083. For context, the average asking price per square metre in the area is €13,449, while this home asks €8,654 per square metre. The property is one of the [apartments in Amsterdam] currently on the market.
The home itself
Built in 1910, this benedenwoning spans two floors and offers four rooms, including two bedrooms and one bathroom. The living area is 170 square metres according to the BAG registration, while the agent lists 156 square metres. The home has floor insulation and double glazing, and is heated by a central heating boiler. The HOA fee is €26,500 per year. The energy label is D, which means energy costs will be moderate.
The Valeriusbuurt-Oost neighbourhood
With 1,415 residents, the Valeriusbuurt-Oost is a compact urban area. The housing stock is mostly pre-war, with 88.5% of homes built before 1945. Residents across the municipality of Amsterdam give their living environment an average score of 7.35, based on 252 reviews. One resident notes that the city offers a mix of quiet, peaceful, relaxed, green, and social areas with a nice mix of people. Another mentions that some neighbourhoods have good connections by tram, bus, and ferry, but also points out that low-frequency noise from commercial shipping can be a drawback in certain spots. The neighbourhood itself has 24 homes for sale, with an average asking price of €2,257,083 and a median of €1,595,000. This home is part of [the Valeriusbuurt-Oost neighbourhood].
Amenities and transport
For daily groceries, Albert Heijn is on your doorstep, with Jumbo just around the corner and Ekoplaza a couple of streets away. Several primary schools are within a five-minute walk, including the 2e Daltonschool Pieter Bakkum and De Amsterdamse Montessori School, while Het Amsterdams Lyceum for secondary education is also close by. The GP practice Huisartsen Valeriusplein is a couple of streets away, and the pharmacy Dufay Apotheek is on your doorstep. For public transport, the bus stop Amsterdam, Emmastraat is just around the corner with lines 357, 397, N47, N57, and N97, and the tram stop Valeriusplein is a couple of streets away on line 2. Amsterdam Zuid train station is a ten-minute walk. This all falls within [the municipality of Amsterdam]. According to public risk data at the address level, the noise from road traffic is 44 dB Lden, which is not above the noise standard, and similar for rail and air traffic. The foundation risk indication is medium, as the building dates from before 1970, and the area is a KCAF attention area. These are area-level indications, not an inspection of this specific home. For climate, pluvial flooding at heavy rain is elevated, while flood risk is low now and in 2050. Heat stress is medium now and elevated by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including P&P Vastgoed Makelaars B.V. on Vastgoed Nederland and Funda.
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Frequently asked questions
About Johannes Verhulststraat 163H, Amsterdam
How does the asking price compare with other homes in the neighbourhood?
The asking price of €1,350,000 is 40% below the average asking price in the Valeriusbuurt-Oost, which is €2,257,083. The median asking price in the neighbourhood is €1,595,000. The price per square metre here is €8,654, while the neighbourhood average is €13,449 per square metre. These figures come from the current listings in the area.
What is the layout of this apartment?
This benedenwoning has four rooms, including two bedrooms and one bathroom, spread over two floors. The living area is 170 square metres according to the BAG registration, while the agent lists 156 square metres. The home is located on the first living floor and has a volume of 539 cubic metres.
What is the energy label and what does it mean?
The energy label is D. This label indicates that the home's energy performance is average, so you can expect moderate energy costs. The home has floor insulation and double glazing, which help with energy efficiency. The heating is provided by a central heating boiler.
What is the HOA fee and what does it cover?
The HOA fee is €26,500 per year. This is a significant amount, so it is important to consider it in your monthly costs. The fee is typically used for maintenance of shared areas and the building's exterior.
What is the foundation risk for this home?
The foundation risk indication is medium, according to public data. This is because the building was constructed before 1970, and the entire postcode area is a KCAF attention area. This is an area-level indication, not an inspection of this specific home.
What are the noise levels around this address?
The noise from road traffic is 44 dB Lden, which is not above the noise standard. Rail noise is 33 dB Lden and air traffic noise is 48 dB Lden, both also not above the standard. These are area-level indications based on public data, not measurements at the property itself.
What is the risk of flooding and heat stress?
The risk of pluvial flooding at heavy rain is elevated, while the flood risk from rivers or the sea is low now and in 2050. Heat stress is currently medium, but is expected to become elevated by 2050. These are area-level indications from the Klimaateffectatlas.
Which supermarkets are nearby?
Albert Heijn is on your doorstep at 174 metres, Jumbo is just around the corner at 546 metres, and Ekoplaza is a couple of streets away at 740 metres. There are also two more Albert Heijn locations within about 800 metres, giving you plenty of options for groceries.
Which schools are in the area?
Several primary schools are within a five-minute walk, including the 2e Daltonschool Pieter Bakkum, De Amsterdamse Montessori School, and Schoolvereniging Willemspark, all at 287 metres. For secondary education, Het Amsterdams Lyceum is at 310 metres. There are also many other schools within a 5 km radius.
What public transport options are available?
The bus stop Amsterdam, Emmastraat is just around the corner at 140 metres, with lines 357, 397, N47, N57, and N97. The tram stop Valeriusplein is at 293 metres on line 2, and Cornelis Schuytstraat tram stop is at 370 metres, also on line 2. Amsterdam Zuid train station is at 1.6 km, about a ten-minute walk.
What is the neighbourhood like?
The Valeriusbuurt-Oost has 1,415 residents and is a very strongly urban area with an address density of 7,497 per square kilometre. The housing stock is mostly pre-war, with 88.5% of homes built before 1945. Residents across the municipality of Amsterdam give their living environment an average score of 7.35 out of 10, based on 252 reviews.
Why are there no property details in this listing?
This listing does not state the WOZ value. As a result, you cannot compare the asking price with the municipal valuation.
Experiences from Valeriusbuurt-Oost
How residents experience their neighbourhood
I grew up here as a child. Really a very nice, fairly quiet neighbourhood
Auto-translated to English by AIStatistics for Valeriusbuurt-Oost
Figures on residents, liveability and the housing market
| Sale price | €2,257,083 | €1,595,000 |
|---|---|---|
| Sale per m² | €13,449 | – |
| Rent price | €6,490 p/m | €6,750 p/m |
| Rent per m² | €52 p/m | – |
Experiences from Willemspark
How residents experience their district
I grew up here as a child. Really a very nice, fairly quiet neighbourhood
Auto-translated to English by AINot much to do. Almost no greenery on the street, also gets extremely hot in summer. You never see anyone walking around and rubbish is collected on time. But extremely noisy with construction workers starting at 7 am.
Auto-translated to English by AIStatistics for Willemspark
Figures on residents, liveability and the housing market
| Sale price | €2,390,790 | €1,966,014 |
|---|---|---|
| Sale per m² | €14,437 | – |
| Rent price | €5,181 p/m | €4,318 p/m |
| Rent per m² | €45 p/m | – |
Experiences from Amsterdam
How residents experience their municipality
Een hele fijne, rustige buurt met veel groen en geweldige bomen die verkoeling en ontspanning bieden. 's nachts is het er stil en donker. Dat vind ik belangrijk voor de dieren. De buurt is goed bereikbaar met metro 54 en voorzieningen zijn op loopafstand in winkelcentrum de Poort. 1 ding is een ongelofelijke doorn in het oog en dat is de hygiene. Het is dagelijks een puinzoo bij de vuilcontainers. Zwerfafval waait overal naar toe. En hoewel we met een aantal bewoners dagelijks 'prikken' en opruimen is het een never ending story. Ik zou zo graag zien dat daar een oplossing voor komt.
Auto-translated to English by AIIJburg is a new district still under development and it's getting better with all the amenities and a beach nearby. And you're also quickly out of the city and into the greenery.
Auto-translated to English by AIQuiet, peaceful, relaxed, green, social and a nice mix of people
Auto-translated to English by AII lived here for about 12 years. The neighbourhood has clear advantages: good connections by tram, bus and ferry/boat, plenty of supermarkets, gyms and practical amenities nearby. For me, however, there was one major drawback: structural low-frequency noise, demonstrably coming from commercial shipping on the Amsterdam-Rijnkanaal. If you are sensitive to that, it can be very burdensome. In my case, it was clearly noticeable indoors, especially at night. Neighbours said they slept with earplugs and extra insulation offered limited to no solution. The municipality took measurements at the time and acknowledged that the noise was significant, but indicated they could do little or nothing about it because the source fell outside their direct authority. My honest advice: visit this neighbourhood not only during the day, but also in the evening and at night, and pay specific attention to low-frequency humming or vibrations. For people sensitive to noise, I would personally strongly advise against this location.
Auto-translated to English by AINo public transport!
Auto-translated to English by AINice, quiet and reasonably cosy neighbourhood. Good accessibility, the Amsterdam Forest nearby. Lots of different facilities within walking distance. Nice to live here with a family and pets! Quite a few schools within cycling distance. Hygiene in the neighbourhood is above the average level in Amsterdam. VUmc very close by.
Auto-translated to English by AIAt the end of the Silodam lies the striking MVRDV building. Surrounded by water on all sides. Every apartment has a view of the IJ and/or the Oude Houthaven. The views are therefore phenomenal and every day is different due to the weather. The sunrises and sunsets are unbeatable. Because the building is at the end of the Silodam, there is no through traffic and every person is either a resident or a visitor. This makes it, by Amsterdam standards, an exceptionally safe living environment. There is little turnover. The residents of this building form a close-knit community. A nice mix of families with and without children and single people who help each other where needed. And that too is a special quality in an increasingly transient Amsterdam. Within walking distance are the Haarlemmerdijk and the markets where you can find all the hustle and bustle if you feel like it. On the Silodam there is peace and quiet, a delight for body and mind. The wind, the seagulls, the waves on the IJ, the boats, occasionally a cruise ship, and every 5 years Sail! A little paradise in Amsterdam? Absolutely!
Auto-translated to English by AIBecause we are on the outskirts, there is no through traffic. In the middle of the street a large playground with a table tennis table and a small football pitch. And playground equipment. Behind our house only meadows.
Auto-translated to English by AIStatistics for Amsterdam
Figures on residents, liveability and the housing market
| Sale price | €828,220 | €697,247 |
|---|---|---|
| Sale per m² | €8,903 | – |
| Rent price | €2,785 p/m | €2,613 p/m |
| Rent per m² | €34 p/m | – |
Location and amenities
Johannes Verhulststraat 163H, Amsterdam
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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