A bright apartment in Duivendrecht
This apartment on Michaëlplein 118 sits in Duivendrecht, a village-like spot within the municipality of Ouder-Amstel. The area has a mix of housing types and a friendly, lived-in feel. With a price of €465,000, the asking price is 25% below the neighbourhood average of €616,578, which puts it on the keen side compared to other homes in the area. For context, the average asking price for apartments in Ouder-Amstel reflects the broader market here.
The home itself
Built in 1977, this apartment sits on the second floor and offers 72 m² of living space, with three rooms, two bedrooms, and one bathroom. The energy label is C, which means you can expect moderate energy costs. The agent lists the same living area as the BAG registration, so there is no discrepancy to note. The home is offered via multiple channels, including Admiraal ERA Makelaardij.
Life in Duivendrecht
Duivendrecht is a compact neighbourhood where residents describe a mix of housing and a community that is not particularly large but has its charms. One resident notes that there are many children living here and it is always cosy and certainly very safe, while another mentions that accessibility could be improved with more lampposts and that parking can be tight. Across the district, residents give an average score of 7.88 out of 10, based on nine reviews. The neighbourhood has around 5,600 residents, with a notable share of one-person households. For more on the area, see the Duivendrecht neighbourhood.
Amenities and transport
For daily errands, the PLUS supermarket is just around the corner, and there are other options within a ten-minute walk, including an AH to go and an Albert Heijn. The A. Bekemaschool and Openbare Basisschool De Grote Beer are both a couple of streets away, while the nearest GP and pharmacy, Huisartsen Duivendrecht and Diemer Apotheek Duivendrecht, are also close by. Bus line 41 stops at Plataanstraat, just around the corner, and the train station Duivendrecht is about a ten-minute walk. The municipality of Ouder-Amstel offers further amenities and connections, as detailed on the municipality of Ouder-Amstel.
WOZ and address data
The WOZ value for this home is €417,000 as of 1 January 2025, and the asking price sits 12% above that figure. Between 2020 and 2025, the WOZ value rose by 57%, from €266,000 to €417,000. As for the area, the noise level from road traffic is 60 dB Lden, which is above the norm, while rail and air traffic noise stay below their norms. The foundation risk indication is low, though the soil is peat, which is sensitive to settlement, and 1% of properties in the area have an elevated risk of pile rot. These are area-level indications, not an inspection of this specific home. Pluvial flooding risk is low, while flood risk is currently medium and expected to remain medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Admiraal ERA Makelaardij.
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Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
Outdoor space
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 Michaëlplein 118, Duivendrecht
How does the asking price compare to the WOZ value?
The asking price of €465,000 is 12% above the WOZ value of €417,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 57%, from €266,000 in 2020 to €417,000 in 2025.
What is the layout of this apartment?
This apartment has three rooms in total, including two bedrooms and one bathroom. It is located on the second floor and has a living area of 72 m², according to both the agent and the BAG registration. The volume of the home is 236 m³, and it is a single-floor apartment.
What is the energy label and what does it mean?
The energy label for this apartment is C. This label indicates the energy performance of the home, and with label C you can expect moderate energy costs. The label does not say anything about the condition of the building itself, only about its energy efficiency.
What is the noise situation around this address?
According to area-level data, the noise from road traffic is 60 dB Lden, which is above the norm. Rail traffic noise is 38 dB Lden and air traffic noise is 46 dB Lden, both below their respective norms. These are indications for the area, not measurements taken inside this specific home.
What is the foundation risk for this property?
The foundation risk indication for this area is low. However, the soil consists of peat, which is sensitive to settlement, and 1% of properties in the area have an elevated risk of pile rot, according to the Klimaateffectatlas. This is an area-level indication and not an inspection of this particular home.
What supermarkets are nearby?
The nearest supermarket is a PLUS, located just around the corner at about 157 metres. Other options within a ten-minute walk include an AH to go at about 1.1 km and an Albert Heijn at about 1.3 km. A Jumbo is also available at about 1.3 km.
Which schools are close to this apartment?
Two primary schools are a couple of streets away: the A. Bekemaschool and Openbare Basisschool De Grote Beer, both at about 291 metres. For secondary education, Daltonschool Spinoza20first is about 923 metres away. There is also a special education school, PI-school De Pionier, at about 549 metres.
How is the public transport connection?
Bus line 41 stops at Plataanstraat, about 250 metres away, and also at Burg. Van Damstraat and Korenbloemstraat nearby. The nearest train station is Duivendrecht, at about 1.1 km, which is roughly a ten-minute walk.
What is the neighbourhood like according to residents?
Residents of the district give an average score of 7.88 out of 10, based on nine reviews. One resident says the neighbourhood is small with different types of houses and nice people, but notes that safety could be improved with more lampposts and parking is sometimes scarce. Another resident says it is always cosy and very safe, with many children living there.
How does the price per m² compare to the neighbourhood?
The asking price per m² is €6,458, based on the agent's listed living area of 72 m². The neighbourhood average asking price per m² is €6,004, so this apartment is priced somewhat higher per square metre, but the total asking price is 25% below the neighbourhood average because the home is smaller than average.
