A calm spot on the edge of the park
This apartment sits on the eighth floor of a 1974 building, right where the Rembrandtpark meets the streets of Rembrandtpark-Zuid. The setting is described as being at the edge of a forest and a park, yet still in the centre and in a residential area. With an asking price of €395,000, this is the cheapest of the ten homes currently for sale in the neighbourhood, and the price sits 39% below the neighbourhood average asking price of €645,500. According to the agent, the price is keen.
Inside the home
The apartment has two rooms, one bedroom and one bathroom, spread over a single floor. The living area is listed as 59 m² by the agent, while the BAG registration records 55 m². There is a balcony, and the home is on the eighth floor. The property is municipal leasehold, with the ground rent perpetually prepaid and the lease ending on 15-09-2094. The agent notes insulation in the roof, double glazing, wall insulation and floor insulation, and heating comes from block heating. The monthly homeowners' association fee is €213.36.
Life in Rembrandtpark-Zuid
Residents of the wider district, which includes this neighbourhood, give an average score of 6.17, based on three reviews. One resident says: "I live in Nieuw-West in Amsterdam. It doesn't have a very good reputation, which is partly justified but partly not so bad. Yes, every now and then you hear an explosion, which certainly isn't pleasant, but when you walk through the neighbourhood there's also a lot of diversity and I almost never feel unsafe." Another adds: "A good experience I've lived here for a long time sometimes a bit dirty with rubbish on the street but overall quite positive." The district has around 895 residents, and most households are single-person. For more on the area, see the Rembrandtpark-Zuid neighbourhood.
Amenities and getting around
Daily errands are well covered. The 7e Montessorischool is just around the corner, and OBS de Toekomst is a couple of streets away. For groceries, Albert Heijn and Lidl are both a five-minute walk, with Aldi a ten-minute walk. The BENU Apotheek Overtoomse Veld is a five-minute walk, and the nearest GP, Integrale Huisartsenpraktijk West, is a ten-minute walk. Bus stops at Nachtwachtlaan and Derkinderenstraat, served by lines 18 and N83, are just around the corner, and Amsterdam Lelylaan station is a ten-minute walk. The municipality of the municipality of Amsterdam is well served by public transport.
WOZ value and address data
The WOZ value on 1 January 2025 was €408,000, and the asking price is 3% below that value. Between 2020 and 2025, the WOZ value rose by 35%, from €303,000 to €408,000. As for the address, the noise from road traffic is 54 dB Lden, which is above the norm, while railway and aircraft noise are below their norms. The foundation risk indication is low, and the area-level indications for pluvial flooding and flood risk are both medium, as is the heat stress indication for 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 Ramon Mossel 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 Nachtwachtlaan 280, Amsterdam
How does the asking price compare to the WOZ value?
The asking price of €395,000 is 3% below the WOZ value of €408,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value rose by 35%, from €303,000 to €408,000. This comparison is precomputed and does not imply any judgement about whether the price is fair.
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 agent lists the living area as 59 m², while the BAG registration records 55 m². There is a balcony, and the home is on the eighth floor of the building. The volume is 191 m³. The property is municipal leasehold, with the ground rent perpetually prepaid and the lease ending on 15-09-2094.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so energy costs will be moderate compared to the most efficient labels, but lower than the least efficient ones. The agent notes that the home has roof insulation, double glazing, wall insulation and floor insulation, which can help keep energy use down. Heating is provided by block heating, which is a shared system for the building.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data at the address level. This is an area-level indication, not an inspection of this specific home. The data comes from sources like Atlas Leefomgeving and KCAF. No further details are provided in the listing about the foundation condition.
What are the flood and heat stress risks for this area?
The area-level indications for pluvial flooding and flood risk are both medium, and the heat stress indication for 2050 is also medium. The current heat stress indication is low. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property. They describe the broader area around the address, not the home itself.
Which supermarkets are nearby?
Albert Heijn is 413 metres away, Lidl is 433 metres, and Aldi is 748 metres. There is also an AH to go at 799 metres and another Albert Heijn at 814 metres. These distances mean the nearest supermarkets are within a five-minute walk, with Aldi about a ten-minute walk. The area has a good selection of grocery options within a short distance.
What schools are close to this apartment?
The 7e Montessorischool, a public primary school, is 163 metres away. OBS de Toekomst, another primary school, is 322 metres away. There is also a special education school, the Professor H. Burgerschool, at 396 metres. For secondary education, the nearest option is 0.5 km away. The area has several schools within walking distance.
How is the public transport in this area?
The nearest bus stop is Nachtwachtlaan, 195 metres away, served by lines 18 and N83. The Derkinderenstraat stop is 324 metres away, also with lines 18 and N83. Amsterdam Lelylaan train station is 804 metres away, about a ten-minute walk. This gives good access to both bus and rail services without needing a car.
What do residents say about living in this district?
Residents of the wider district, which includes this neighbourhood, give an average score of 6.17, based on three reviews. One resident mentions that the area can be dirty but also has diversity and greenery, and they almost never feel unsafe. Another says it is "cosy welcoming" but notes some rubbish on the street. These reviews describe the district, not specifically this neighbourhood.
Is the home offered through multiple agents?
Yes, at the time of writing the home is offered via multiple channels. The sources include Ramon Mossel Makelaardij, a listing on Funda under Ramón Mossel Makelaardij o.g. B.V., and a listing on Huispedia. In total, there are three sources for this property. The main agent is Ramon Mossel Makelaardij.
