Makassarstraat 38-2
Makassarpleinbuurt, Amsterdam
AreaA classic Amsterdam apartment with a story
Makassarstraat 38-2 sits in the Makassarpleinbuurt, a lively pocket of the Indische Buurt-Oost in Amsterdam. The street is described as quiet and residential, a calm spot within a very strongly urban area where the address density is high. Built in 1925, this apartment carries the character of its era. At €399,000, the asking price sits on the high side compared to the neighbourhood average of €458,000 for the five homes currently available, and the price per square metre of €8,489 is above the local average of €8,552. For context, [apartments in Amsterdam] vary widely in price depending on location and condition.
Inside the home
This is a single-floor apartment with three rooms, two bedrooms and one bathroom, covering 47 square metres according to the agent, while the BAG registration lists 46 square metres. The agent mentions double glazing and a central heating boiler. There is a balcony, and the property is municipal ground lease with an annual fee of €284.43, running until 15 January 2050. The homeowners association fee is €116.46 per month. The energy label is D, which means heating costs will be noticeable but not extreme.
Life in the Makassarpleinbuurt
Residents give their neighbourhood an average score of 8.38, based on four reviews. One resident says: "The people here in the neighbourhood are friendly and everyone helps each other where needed, so nice!" Another adds: "Everyone in the neighbourhood helps each other and stands up for each other, which is very nice." The area is home to around 5,690 people, many living alone. The neighbourhood has a mix of ages, with a notable share of residents between 25 and 45. [The Makassarpleinbuurt neighbourhood] is part of the wider Indische Buurt-Oost district, known for its pre-war housing stock.
Daily routines and getting around
Groceries are easy: an Albert Heijn is just around the corner, with a Lidl a couple of streets away. The Flevoparkschool for primary education is a five-minute walk, and secondary options like the Montessori Lyceum Oostpoort are nearby. The nearest GP, Huisartsenpraktijk Zeeburgerdijk, is a five-minute walk, and the Service Apotheek Molukken is just around the corner. Tram and bus stops at Javaplein are on your doorstep, with lines 4, 14, 19, 25, 37, 65, 245 and N89. Amsterdam Muiderpoort station is a ten-minute walk. [The municipality of Amsterdam] offers extensive public services and cultural amenities.
WOZ and address data
No WOZ value is available for this property. The address has several risk indications at area level, not based on an inspection of this specific home. Road traffic noise is measured at 50 dB Lden, above the norm, while railway and aircraft noise stay below their norms. The foundation risk indication is medium, as the building dates from before 1970. Pluvial flooding risk is medium, with low flood risk currently and in 2050, and medium heat stress now and in 2050.
Source and agent
At the time of writing, the home is offered via three channels, including Heule Makelaardij and Mar. J. Heule Makelaardij BV. The listing has been active since 26 August 2026.
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Frequently asked questions
About Makassarstraat 38-2, Amsterdam
What is the asking price for this apartment?
The asking price is €399,000. The average price for homes currently for sale in the Makassarpleinbuurt is €458,000, with a median of €450,000. The price per square metre here is €8,489, based on the agent's listed floor area of 47 square metres. The neighbourhood average per square metre is €8,552.
How many rooms and bedrooms does this apartment have?
According to the agent, this is a single-floor apartment with three rooms in total, including two bedrooms and one bathroom. The living area is listed as 47 square metres by the agent, while the BAG registration records 46 square metres. There is also a balcony.
What is the energy label and what does it mean for costs?
The energy label is D. This is a mid-range label, so you can expect moderate energy costs. The agent notes the home has double glazing, which helps somewhat. The property was built in 1925, which is typical for this pre-war neighbourhood. No specific energy cost figures are stated in the listing.
What is the WOZ value of this property?
The WOZ is the municipal valuation used for property taxes, and it is not available for this home in the current data. Without this figure, it is not possible to compare the asking price to the official valuation.
What are the noise levels around this address?
At area level, road traffic noise is measured at 50 dB Lden, which is above the Dutch noise norm. Railway noise is 48 dB Lden and aircraft noise is 42 dB Lden, both below their respective norms. These are area-level indications from public data, not measurements taken at this specific home.
What is the foundation risk for this property?
The foundation risk indication for this address is medium. This is based on the fact that the building was constructed before 1970, specifically in 1925, and the area is a KCAF attention zone where all properties in the postcode area date from before 1970. This is an area-level indication, not an inspection of this particular home.
What supermarkets are nearby?
An Albert Heijn is just around the corner at 290 metres, and a Lidl is a couple of streets away at 403 metres. Another Albert Heijn is at 591 metres, and there are more options within a ten-minute walk. In total, there are 121 supermarkets within five kilometres of this address.
Which schools are close to this apartment?
The Flevoparkschool for primary education is a five-minute walk at 260 metres. The Bataviaschool is also nearby at 411 metres. For secondary education, the Montessori Lyceum Oostpoort ISK Soembawastraat and the LUCA Praktijkschool are both at 308 metres. There are 162 schools within five kilometres.
How is the public transport connection from this address?
The Javaplein stop is on your doorstep at 108 metres, served by tram and bus lines 4, 14, 19, 25, 37, 65, 245 and N89. The Zeeburgerdijk bus stop is at 115 metres with lines 37, 65, 245 and N89. Amsterdam Muiderpoort train station is a ten-minute walk at 740 metres.
What do residents say about living in this neighbourhood?
Residents give the Makassarpleinbuurt an average score of 8.38 out of 10, based on four reviews. One resident says: "The people here in the neighbourhood are friendly and everyone helps each other where needed, so nice!" Another says: "Everyone in the neighbourhood helps each other and stands up for each other, which is very nice." The reviews reflect a social and supportive community.
What is the ground lease situation for this property?
The property is municipal ground lease, with an annual fee of €284.43. The lease runs until 15 January 2050. This is a common arrangement for older properties in Amsterdam. The fee is stated in the listing, and the lease end date gives a clear picture of the current arrangement.
What is the homeowners association fee?
The homeowners association fee is €116.46 per month. This is the amount stated in the listing. The fee covers the shared costs of the building, though the specific services included are not detailed in the listing. This is a standard monthly cost for apartment owners in the Netherlands.
