A new apartment by the water
This is a brand new apartment in Amstelkwartier-Noord, a young part of Amsterdam that is still taking shape. The home sits on the third floor of a building from 2023, with the park and water right outside. The asking price is €515,000. For context, the average asking price in this neighbourhood is €893,434, and the average asking price per square metre is €9,584, while this home is listed at €9,717 per square metre. If you are looking at apartments in Amsterdam, this one stands out for its recent construction and location.
Inside the home
The apartment has two rooms, one bedroom and one bathroom, all on a single floor. The living area is 53 square metres according to the agent, while the BAG registration records 52 square metres. The home is fully insulated and has underfloor heating throughout, plus a heat recovery ventilation system. There is a balcony, and the property is held under leasehold. The monthly homeowners' association contribution is €189.39. The energy label is A++++, which is an efficient label, so energy costs should be modest.
Life in Amstelkwartier-Noord
Amstelkwartier-Noord is a neighbourhood that residents describe as calm and green, with a mix of young families and professionals. Across the municipality of Amsterdam, residents give their living environment an average score of 7.38, based on 258 reviews. One resident says: "Lots of amenities around, parks, shopping areas, bars, daycares etc." Another resident, who recently bought a larger apartment in the same building, notes: "It's calm, safe and green, and although it could still improve and could get more support from the local government, it's still affordable (compared to the rest of the city) and constantly changing for the better." A third resident mentions the greenery and trees, but also complains about the mess around the rubbish containers. The neighbourhood has around 3,000 residents, and most households are single-person. For more on the area, see the Amstelkwartier-Noord neighbourhood.
Amenities and getting around
For daily errands, the Albert Heijn and Aldi are both just around the corner, and the Vomar is a couple of streets away. The pharmacy, Apotheek Amstelkwartier Amsterdam, is also just around the corner. For primary education, Montessorischool de Amstel is a five-minute walk, and Daltonschool Spinoza20first for secondary education is a ten-minute walk. The nearest GP, Huisartsen Duivendrecht, is about 2 kilometres away. For public transport, bus line 78 stops at Station Spaklerweg, and the metro stop Spaklerweg (lines 51, 53, 54, 78 and N85) is just around the corner. Amsterdam Amstel train station is a ten-minute walk. The municipality of Amsterdam provides all these services and more, as you can see on the page for the municipality of Amsterdam.
WOZ value and address data
The WOZ value of the home is €654,000, based on the reference date 1 January 2025. The asking price is 21% below this WOZ value. Over the past five years, the WOZ value has risen from €58,000 in 2021 to €654,000 in 2025. As for the address, the noise level from road traffic is 49 dB Lden, which is above the standard, while railway and aircraft noise are below the standard. The foundation risk indication is low, though the soil is peat, which is sensitive to settlement. The pluvial flooding risk is elevated, and the flood risk is medium, both now and in 2050. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications based on public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via two channels: Bert van Vulpen makelaars + hypotheken Krommenie and Bert van Vulpen makelaars + hypotheken Amsterdam 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 Kruysweerstraat 251, Amsterdam
How does the asking price compare to the WOZ value?
The asking price of €515,000 is 21% below the WOZ value of €654,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The asking price is also 42% below the average asking price of €893,434 for homes in this neighbourhood, according to the data.
What is the layout of this apartment?
The apartment has two rooms in total: one bedroom and one bathroom, all on a single floor. The living area is 53 square metres according to the agent, while the BAG registration records 52 square metres. There is a balcony, and the home is on the third floor. The property is held under leasehold, and the monthly homeowners' association contribution is €189.39.
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 likely to have low energy costs. The home is fully insulated and has underfloor heating throughout, plus a heat recovery ventilation system. The energy label is a rating of the home's energy performance, not a statement about its structural condition.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data. The soil type is peat, which is sensitive to settlement. This is an area-level indication based on public data from sources like the Atlas Leefomgeving, not an inspection of this specific home. The flood risk is medium, both now and in 2050, and the pluvial flooding risk is elevated.
What amenities are nearby?
The Albert Heijn and Aldi are both about 800 metres away, and the Vomar is about 870 metres away. The pharmacy, Apotheek Amstelkwartier Amsterdam, is about 400 metres away. For schools, Montessorischool de Amstel is about 340 metres away, and Daltonschool Spinoza20first is about 670 metres away. The nearest GP, Huisartsen Duivendrecht, is about 2 kilometres away.
How is the public transport in this area?
The metro stop Spaklerweg is about 430 metres away and serves lines 51, 53, 54, 78 and N85. Bus line 78 stops at Station Spaklerweg, about 410 metres away. Amsterdam Amstel train station is about 1 kilometre away.
What do residents say about living in this area?
Across the municipality of Amsterdam, residents give their living environment an average score of 7.38, based on 258 reviews. One resident says: "Lots of amenities around, parks, shopping areas, bars, daycares etc." Another resident mentions the calm and green surroundings, but also notes the mess around the rubbish containers. These reviews describe the wider municipality, not specifically this neighbourhood.
How has the WOZ value developed over the past years?
The WOZ value has increased significantly over the past five years. In 2021, it was €58,000; in 2022, €270,000; in 2023, €453,000; in 2024, €598,000; and in 2025, it reached €654,000. The reference date for the current WOZ value is 1 January 2025. This development is based on municipal data and does not necessarily reflect the current market value.
