Keizersgracht 448C
Leidsegracht-Noord, Amsterdam
NeighbourhoodA canal-side classic in the heart of Amsterdam
This double upper apartment sits on the Keizersgracht, one of Amsterdam's most famous canals, in the Leidsegracht-Noord neighbourhood. The home dates from 1685 and is offered for €3,000,000. The listing does not state the energy label. With a living area of 263 m² according to the agent, the asking price works out at €11,407 per m², which is on the high side compared with the average for apartments in Amsterdam.
A grand home over four floors
The apartment spans four floors and has nine rooms, including five bedrooms and three bathrooms. The agent describes it as a double upper house, located on the second living floor. There is a sunny terrace facing south, a roof terrace, and a garden is possible though not present. The home is fully owned. According to the agent, the insulation includes roof insulation, partial double glazing and floor insulation, while heating comes from a central heating boiler, a gas fireplace and partial underfloor heating. The BAG registration records a living area of 228 m², while the agent lists 263 m².
Life around the Leidsegracht-Noord
This is a compact neighbourhood of just 715 residents, where most households are single people. Across the municipality of Amsterdam, residents give an average score of 7.35 based on 252 reviews. One resident says: "A very pleasant, quiet neighbourhood with lots of greenery and wonderful trees that offer cooling and relaxation." Another notes: "Quiet, peaceful, relaxed, green, social and a nice mix of people." The neighbourhood has 13 homes for sale, with an average asking price of €1,924,231. The asking price for this home sits 56% above that neighbourhood average. For more context, see the Leidsegracht-Noord neighbourhood.
Amenities and getting around
The daily routine is well served here. A Jumbo supermarket is just around the corner, with an Albert Heijn a couple of streets away and an Ekoplaza within a five-minute walk. The 14e Montessorischool De Jordaan is a five-minute walk, and the Barlaeus Gymnasium is a ten-minute walk. The nearest GP, Huisartsenpraktijk A'dam Doctors, is a couple of streets away, and the Leidsestraat Apotheek is just around the corner. Tram stops Keizersgracht and Prinsengracht, both served by lines 2, 17 and 24, are on your doorstep. Amsterdam Centraal station is a ten-minute walk. All of this sits within the municipality of Amsterdam.
WOZ value and address data
The WOZ value is €2,117,000, with a reference date of 1 January 2025. The asking price lies 42% above the WOZ value. As for the address, the road traffic noise level is 55 dB Lden, which is above the noise standard, while rail and air traffic noise remain below their standards. The foundation risk indication is medium, based on area-level data, and the home was built before 1970. Pluvial flooding risk is elevated, while flood risk is low now and in 2050. Heat stress is medium now and elevated by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Eefje Voogd Makelaardij and Eefje Voogd Makelaardij.
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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 Keizersgracht 448C, Amsterdam
How does the asking price compare with the WOZ value?
The WOZ value is €2,117,000, with a reference date of 1 January 2025. The asking price of €3,000,000 lies 42% above that WOZ value. The WOZ is the municipal valuation, not the current market value, so the comparison is a factual one.
What is the layout of this apartment?
The agent describes a double upper house on the second living floor, spanning four floors. It has nine rooms in total, including five bedrooms and three bathrooms. There is a sunny terrace facing south, a roof terrace, and a garden is possible though not present. The home is fully owned.
What is the energy label of this home?
The agent does mention insulation including roof insulation, partial double glazing and floor insulation, and heating from a central heating boiler, a gas fireplace and partial underfloor heating.
What is the foundation risk for this address?
The foundation risk indication is medium, based on area-level data. The home was built in 1685, before 1970, and the entire postcode area falls within a KCAF attention zone. This is an area-level indication, not an inspection of this specific home.
What are the noise levels around this address?
Road traffic noise is 55 dB Lden, which is above the noise standard. Rail traffic noise is 35 dB Lden and air traffic noise is 47 dB Lden, both below their respective standards. These figures come from public address-level data and are indications for the area.
What supermarkets are nearby?
A Jumbo supermarket is just around the corner at 286 metres, with an Albert Heijn at 309 metres and an Ekoplaza at 378 metres. There are 153 supermarkets within five kilometres, so grocery shopping is well covered.
Which schools are close to this home?
The 14e Montessorischool De Jordaan, a primary school, is 345 metres away. The Barlaeus Gymnasium, a secondary school, is 615 metres away. There are also several other primary and secondary schools within a short walk.
How is public transport in this area?
Tram stops Keizersgracht and Prinsengracht are both within 300 metres, served by lines 2, 17 and 24. Amsterdam Centraal station is 1.7 kilometres away. The area is very strongly urban with a high address density.
What is the neighbourhood like?
Leidsegracht-Noord has 715 residents, with 62% single-person households. Across the municipality of Amsterdam, residents give an average score of 7.35 based on 252 reviews. One resident describes it as quiet and green, while another mentions a nice mix of people.
How does the living area compare with the neighbourhood average?
The agent lists a living area of 263 m², which is 110% larger than the neighbourhood average of 125 m². The BAG registration records 228 m². The asking price of €3,000,000 sits 56% above the neighbourhood average asking price of €1,924,231.
What is the flood risk for this address?
Pluvial flooding risk is elevated, while flood risk from water bodies is low both now and in 2050. Heat stress is medium now and elevated by 2050. These are area-level indications from public climate data, not an assessment of this specific home.
Statistics for Leidsegracht-Noord
Figures on residents, liveability and the housing market
| Sale price | €1,924,231 | €1,100,000 |
|---|---|---|
| Sale per m² | €15,610 | – |
| Rent price | €3,617 p/m | €2,950 p/m |
| Rent per m² | €37 p/m | – |
Statistics for Grachtengordel-West
Figures on residents, liveability and the housing market
| Sale price | €1,790,255 | €1,240,840 |
|---|---|---|
| Sale per m² | €13,112 | – |
| Rent price | €3,855 p/m | €3,264 p/m |
| Rent per m² | €36 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 | €836,166 | €704,749 |
|---|---|---|
| Sale per m² | €8,948 | – |
| Rent price | €2,795 p/m | €2,640 p/m |
| Rent per m² | €34 p/m | – |
Location and amenities
Keizersgracht 448C, 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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