Kribbestraat 35-1
Rijnbuurt-Midden, Amsterdam
NeighbourhoodA pre-war apartment with a modern label
This apartment on the Kribbestraat sits in the Rijnbuurt-Midden neighbourhood, a stone's throw from the Amstel and the lively Maasstraat. Built in 1937, it's a classic Amsterdam pre-war home, yet it carries an energy label A, which is a pleasant surprise for a building of this age. The asking price of €485,000 is sharp, especially when you consider that it sits 9% below the WOZ value. For context, the average asking price for apartments in Amsterdam is considerably higher, making this a notable entry point.
Inside the home
Spread over a single floor on the second storey, this apartment offers three rooms, including two bedrooms and two bathrooms. The living area is listed as 55 m² by the agent, while the BAG registration records 61 m². The home features a balcony, double glazing and floor insulation, and is heated by a central heating boiler. It's part of a homeowners' association with a monthly fee of €171. The property is held under municipal ground lease, which has been bought off in perpetuity, so there are no ongoing ground rent payments.
Life in Rijnbuurt-Midden
Rijnbuurt-Midden is a quiet, residential pocket of Amsterdam-Zuid, with the Maasstraat's shops and cafes just around the corner. The area is popular with young professionals and families, and the mix of pre-war architecture and modern amenities gives it a settled feel. Residents across the municipality of Amsterdam rate their living environment an average of 7.35 out of 10, based on 252 reviews. One resident of the municipality notes: "Quiet, peaceful, relaxed, green, social and a nice mix of people." Another, who lived in the area for 12 years, mentions the good connections and amenities, but also warns about low-frequency noise from shipping on the Amsterdam-Rijnkanaal, which some may find bothersome at night. The neighbourhood itself has a high proportion of pre-war homes, and the average household size is 1.7 people. For more on the area, see the Rijnbuurt-Midden neighbourhood.
Amenities and transport
Daily errands are easy from here. The Vomar supermarket is on your doorstep, with an Albert Heijn just around the corner and an Aldi a couple of streets away. For primary education, both IBS Elif Amsterdam and Daltonbasisschool De Rivieren are within a five-minute walk. The Rijn Apotheek is just around the corner, and the nearest GP practice is Huisartsen Van Baerle, a bit further out. Public transport is well covered: bus line 62 stops at President Kennedylaan on your doorstep, and the Waalstraat tram stop, with lines 4, 23, 62, 245 and N84, is a five-minute walk. Amsterdam RAI train station is a ten-minute walk away. The municipality of Amsterdam offers all the cultural and recreational opportunities you'd expect from the capital, and you can explore more via the municipality of Amsterdam.
WOZ value and address data
The WOZ value of this home is €533,000, as determined by the municipality on 1 January 2025. The asking price of €485,000 is 9% below this value. Between 2020 and 2025, the WOZ value rose by 50%, from €355,000 to €533,000. As for the address, the noise levels from road, rail and air traffic are all below the legal standards. The foundation risk indication is medium, which is an area-level indication based on the fact that the building predates 1970. The climate risk indications are also area-level: pluvial flooding at heavy rain is medium, while flood risk is low both now and in 2050. Heat stress is medium, both currently and in 2050.
Source and agent
At the time of writing, this home is offered via multiple channels, including Ramón Mossel Makelaardij o.g. B.V. and their listing 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 Kribbestraat 35-1, Amsterdam
How does the asking price compare to the WOZ value?
The asking price of €485,000 is 9% below the WOZ value of €533,000, which was set on 1 January 2025. This means the asking price is lower than the municipal valuation. The WOZ value is an official assessment, not the market value, but it can be a useful reference point when considering the price.
What is the layout of this apartment?
The apartment has three rooms in total, including two bedrooms and two bathrooms. It is located on the second floor and spans a single level. The agent lists the living area as 55 m², while the BAG registration records 61 m². There is also a balcony, and the property is part of a homeowners' association with a monthly fee of €171.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. This means the home is relatively energy-efficient compared to less efficient labels. The agent also notes that the home has double glazing and floor insulation, which contribute to its efficiency. However, the label does not guarantee low energy costs, as these depend on usage and other factors.
What is the foundation risk for this property?
The foundation risk indication for this address is medium, according to public data from KCAF. This is an area-level indication, not an inspection of this specific home. The building was constructed in 1937, before 1970, which is a factor in the risk assessment. It's important to note that this is a general indication and not a definitive assessment of the property's foundation.
What are the noise levels like in this area?
The noise levels from road traffic are 48 dB Lden, from rail traffic 38 dB Lden, and from air traffic 44 dB Lden, all measured in 2022 or 2023. None of these exceed the legal noise standards. However, one resident of the municipality mentioned experiencing low-frequency noise from shipping on the Amsterdam-Rijnkanaal, which was noticeable indoors, especially at night. This is a personal experience and may not affect everyone.
Which supermarkets are nearby?
There are several supermarkets within walking distance. The Vomar is just 215 metres away, an Albert Heijn is 263 metres away, and an Aldi is 439 metres away. This makes daily grocery shopping very convenient, with options for different budgets and preferences.
What schools are in the area?
There are several primary schools within a short walk. IBS Elif Amsterdam and Daltonbasisschool De Rivieren are both about 278 metres away, and the 15e montessorischool van Maas en Waal is 345 metres away. For secondary education, the nearest school is about 700 metres away, and there are many more options within a 5 km radius.
How is the public transport connection?
The nearest bus stop is President Kennedylaan, just 162 metres away, served by bus line 62. The Waalstraat tram stop, 394 metres away, offers tram and bus lines 4, 23, 62, 245 and N84. Amsterdam RAI train station is about 1.1 km away, providing access to national rail services.
What is the neighbourhood like?
Rijnbuurt-Midden is a residential area in Amsterdam-Zuid, with a mix of pre-war housing and modern amenities. It has a high proportion of homes built before 1945, and the average household size is 1.7 people. Residents of the municipality of Amsterdam rate their living environment an average of 7.35 out of 10, based on 252 reviews. Some residents praise the quiet, green and social atmosphere, while others mention noise from shipping as a drawback.
Is there a risk of flooding?
The flood risk for this address is low, both currently and in 2050, according to climate data. However, the risk of pluvial flooding (from heavy rain) is medium. These are area-level indications, not specific to this property. It's always wise to consider such factors when evaluating a home, but the data suggests flooding is not a major concern here.
Statistics for Rijnbuurt-Midden
Figures on residents, liveability and the housing market
| Sale price | €1,476,300 | €625,000 |
|---|---|---|
| Sale per m² | €10,034 | – |
| Rent price | €3,043 p/m | €2,400 p/m |
| Rent per m² | €40 p/m | – |
Experiences from Rijnbuurt
How residents experience their district
Many activities for children, dog-friendly
Auto-translated to English by AISafe and nice neighbourhood, close to public transport, but the rubbish collectors should come more often to take the rubbish away, they often leave the rubbish behind which doesn't give a nice street view! All supermarkets nearby. Nice playground in the neighbourhood and a football field. The street lighting could be a bit better, quite dark! Good school where my grandchildren attend. In short, a reasonably good neighbourhood. I am satisfied.
Auto-translated to English by AIStatistics for Rijnbuurt
Figures on residents, liveability and the housing market
| Sale price | €831,638 | €592,769 |
|---|---|---|
| Sale per m² | €9,498 | – |
| Rent price | €3,084 p/m | €2,811 p/m |
| Rent per m² | €37 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 | €824,399 | €694,208 |
|---|---|---|
| Sale per m² | €8,901 | – |
| Rent price | €2,807 p/m | €2,622 p/m |
| Rent per m² | €34 p/m | – |
Location and amenities
Kribbestraat 35-1, 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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