Kempenlaan 87
Belgiëplein en omgeving, Amsterdam
NeighbourhoodA calm spot in Amsterdam
This apartment on Kempenlaan 87 sits in the Belgiëplein e.o. neighbourhood, part of the Sloten/Nieuw-Sloten district in Amsterdam. It's a quiet residential street with an open view, and the home itself dates from 1994. With an asking price of €500,000, it's priced below the average for apartments in Amsterdam, and the price per square metre works out at €5,102 based on the agent's floor area.
Inside the home
The apartment has three rooms, including two bedrooms and one bathroom, spread over a single floor. The living area is 99 m² according to the BAG registration, while the agent lists it as 98 m². It comes with a balcony, and the property is fully insulated with a central heating boiler. The ownership is municipal ground lease, with the perpetual lease already bought off. There's a homeowners' association fee of €337.30 per month.
Life in Belgiëplein e.o.
The neighbourhood is home to around 1,155 people, and it's a mix of ages, with a notable share of residents over 65. Residents across the municipality of Amsterdam give their living environment an average score of 7.35, based on 252 reviews. One resident says: "Quiet, peaceful, relaxed, green, social and a nice mix of people." Another mentions: "Neighbourhood in development" and notes that "IJburg is a new district still under development and it's getting better with all the amenities and a beach nearby." These reviews reflect the wider municipality, not just this specific neighbourhood. For more on the area, see the Belgiëplein e.o. neighbourhood.
Amenities and transport
For daily errands, the Albert Heijn is on your doorstep, and the Dirk is just around the corner. Basisschool De Mijlpaal is a couple of streets away, and there's a pharmacy right nearby. The tram stop Centrum Nieuw Sloten, served by line 2, is just around the corner, and the bus stop Brusselsingel with line N88 is also close. The nearest train station is Amsterdam Lelylaan, about 2.2 km away. All this is part of the municipality of Amsterdam.
WOZ and address data
The WOZ value for this home is €543,000, based on the reference date 1 January 2025. The asking price is 8% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 41%, from €384,000 to €543,000. As for address risks, the noise level from road traffic is 50 dB Lden, which is above the norm, while railway and aircraft noise are below their norms. The foundation risk indication is low, though the soil is peat, which is sensitive to settling. Climate risks include low pluvial flooding and flood risk, with heat stress currently low but medium 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 Hallie & Van Klooster 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 Kempenlaan 87, Amsterdam
How does the asking price compare to the WOZ value?
The asking price is €500,000, while the WOZ value is €543,000 as of 1 January 2025. According to the data, the asking price is 8% below the WOZ value. This means the asking price is lower than the municipal valuation, but the WOZ value is not the same as the market value. The WOZ is an official valuation used for taxes, and the actual sale price can differ.
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 living area is 99 m² according to the BAG registration, while the agent lists it as 98 m². There is also a balcony. The property is fully insulated and has a central heating boiler. The ownership is municipal ground lease, with the perpetual lease already bought off.
What is the WOZ value and how has it developed?
The WOZ value is €543,000, based on the reference date 1 January 2025. Over the past five years, from 2020 to 2025, the WOZ value has increased by 41%, going from €384,000 to €543,000. This shows a significant rise in the municipal valuation over that period. The asking price is currently 8% below this WOZ value.
What are the noise levels like at this address?
According to address risk data, the noise level from road traffic is 50 dB Lden, which is above the noise norm. Railway noise is 34 dB Lden, and aircraft noise is 46 dB Lden, both below their respective norms. These are area-level indications based on public data, not measurements taken inside this specific home. The data is from 2022 and 2023.
What is the foundation risk for this property?
The foundation risk indication for this address is low. However, the soil type is peat, which is noted as sensitive to settling. This is an area-level indication based on public data, not an inspection of this specific home. It means that the general area has a low risk, but individual properties can still have issues.
What supermarkets are nearby?
There are several supermarkets within easy reach. The nearest Albert Heijn is just 109 metres away, and a Dirk is 186 metres away. Another Albert Heijn is 990 metres away, and a Jumbo is 1.4 km away. This gives you plenty of options for daily groceries, with the closest ones being within a short walk.
Which schools are close to this apartment?
There are several primary schools nearby. Basisschool De Mijlpaal is 267 metres away, Openbare Basisschool de Vlaamse Reus is 608 metres away, and Basisschool De Zevensprong is 620 metres away. These are all within walking distance, making it convenient for families with young children.
What public transport options are available?
The tram stop Centrum Nieuw Sloten, served by line 2, is 128 metres away. The bus stop Brusselsingel, with line N88, is 150 metres away, and the bus stop Amsterdam, Belgiëplein, with line 195, is 199 metres away. The nearest train station is Amsterdam Lelylaan, about 2.2 km away. This gives you good access to public transport.
What is the neighbourhood like?
The Belgiëplein e.o. neighbourhood has around 1,155 residents, with a mix of ages. Residents across the municipality of Amsterdam give their living environment an average score of 7.35 out of 10, based on 252 reviews. One resident describes it as "Quiet, peaceful, relaxed, green, social and a nice mix of people." Another mentions that it's a neighbourhood in development, with amenities improving.
Is there a homeowners' association fee?
Yes, there is a homeowners' association (VvE) fee of €337.30 per month. This fee is typically used for the maintenance of common areas, the building's exterior, and sometimes for a reserve fund. The exact coverage depends on the VvE's regulations, but it's a recurring cost to consider.
Statistics for Belgiëplein en omgeving
Figures on residents, liveability and the housing market
| Sale price | €505,591 | €495,000 |
|---|---|---|
| Sale per m² | €5,453 | – |
| Rent price | €2,249 p/m | €2,175 p/m |
| Rent per m² | €29 p/m | – |
Experiences from Sloten/Nieuw-Sloten
How residents experience their district
Quiet green neighbourhood with lots of privacy. We look out for each other but respect everyone's space. Nice neighbourhood. Gardens ending on the water gives a nature feel in the city. Thanks to new parking policy, no more nuisance from parkers going into the city or on holiday. Very pleasant living. For primary education, choice of 4 schools, childcare available, secondary education throughout the city. Shopping centre for daily groceries at 400 metres. Tram line 2 to city centre at 400 steps distance. Various bus connections to e.g. Schiphol.
Auto-translated to English by AIStatistics for Sloten/Nieuw-Sloten
Figures on residents, liveability and the housing market
| Sale price | €598,454 | €578,837 |
|---|---|---|
| Sale per m² | €5,860 | – |
| Rent price | €2,283 p/m | €2,196 p/m |
| Rent per m² | €23 p/m | – |
Experiences from Amsterdam
How residents experience their municipality
IJburg 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 AIIt's a nice quiet neighbourhood on the edge of the city but still close to many good amenities that a city has to offer. The neighbourhood is still becoming more beautiful.
Auto-translated to English by AIStatistics for Amsterdam
Figures on residents, liveability and the housing market
| Sale price | €822,307 | €692,582 |
|---|---|---|
| Sale per m² | €8,885 | – |
| Rent price | €2,790 p/m | €2,604 p/m |
| Rent per m² | €34 p/m | – |
Location and amenities
Kempenlaan 87, 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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