A classic Amsterdam apartment with a story
This is a home with real presence. A 1908 apartment on the third floor of a classic Amsterdam building, it sits on a quiet road in a residential area, in the Hondecoeterbuurt, part of the Museumkwartier district. The asking price of €1,500,000 is on the high side, but it is 26% below the average asking price of €2,035,000 for apartments in Amsterdam.
Inside the home
According to the agent, this apartment spans two floors and has six rooms, including three bedrooms and one bathroom. There is a roof terrace and a balcony, and the home is heated by a central heating boiler. The property is freehold, with a monthly HOA fee of €311. The agent lists the living area at 149 m², while the BAG registration records 78 m². The energy label is E, which is the least efficient label, so expect higher energy costs.
The Hondecoeterbuurt
This is a neighbourhood of 2,040 residents, where the average household size is 1.9. Residents across the municipality of Amsterdam give their living environment an average score of 7.35, based on 252 reviews. One resident describes a quiet, green area with great trees that offer cooling and relaxation, though they note that rubbish around the containers is a daily eyesore. Another mentions a neighbourhood in development, with amenities improving and a beach nearby. These are municipal-level impressions, not specific to this street. The area is home to the Hondecoeterbuurt neighbourhood.
Daily life and getting around
Groceries are a couple of streets away, with three Albert Heijn supermarkets within a ten-minute walk. The Nicolaas Maes primary school is on your doorstep, and the Hildebrand Van Loonschool is just around the corner. The nearest GP, Huisartsen Van Baerle, is a couple of streets away, and the Lairesse Apotheek is just around the corner. Bus line 357 stops at Amsterdam, Concertgebouw, a couple of streets away, and tram lines 5, 12 and 24 stop at Concertgebouw. Amsterdam Zuid station is a ten-minute walk. This is all within the municipality of Amsterdam.
WOZ value and address data
The WOZ value is €898,000, with a reference date of 1 January 2025. The asking price is 67% above this value. Between 2020 and 2025, the WOZ value rose by 38%, from €652,000 to €898,000. As for the area, the foundation risk indication is medium, and the pluvial flooding risk is medium, while the current flood risk is low. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via Your Home Makelaars Amsterdam, and it is also listed on Funda.
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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 Nicolaas Maesstraat 113-3, Amsterdam
How does the asking price compare to the WOZ value?
The asking price of €1,500,000 is 67% above the WOZ value of €898,000, 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 increased by 38%, from €652,000 to €898,000.
What is the layout of this apartment?
According to the agent, the apartment has six rooms, including three bedrooms and one bathroom, spread over two floors. There is a roof terrace and a balcony. The home is heated by a central heating boiler and is freehold, with a monthly HOA fee of €311.
What is the energy label and what does it mean?
The energy label is E, which is the least efficient label. This means you can expect higher energy costs compared to more efficient homes. The agent does not mention any specific insulation features in the listing.
What is the foundation risk in this area?
The foundation risk indication for this address is medium. This is an area-level indication based on public data, not an inspection of this specific home. The building dates from 1908, and the area is a KCAF attention zone, where 100% of properties were built before 1970.
What are the flood and climate risks for this address?
The current flood risk is low, and it is expected to remain low by 2050. The pluvial flooding risk, which relates to heavy rainfall, is medium. Heat stress is currently medium and is expected to become elevated by 2050. These are area-level indications from public climate data.
What amenities are nearby?
There are three Albert Heijn supermarkets within a ten-minute walk. The Nicolaas Maes primary school is on your doorstep, and the Hildebrand Van Loonschool is just around the corner. The nearest GP, Huisartsen Van Baerle, is a couple of streets away, and the Lairesse Apotheek is just around the corner.
What public transport options are available?
Bus line 357 stops at Amsterdam, Concertgebouw, a couple of streets away. Tram lines 5, 12 and 24 stop at Concertgebouw and Roelof Hartplein, both within a five-minute walk. Amsterdam Zuid train station is about 1.7 km away.
How does the price compare to other homes in the neighbourhood?
The asking price of €1,500,000 is 26% below the average asking price of €2,035,000 for homes currently for sale in the neighbourhood. The median asking price is €1,650,000, and prices range from €760,000 to €3,600,000.
What do residents say about living in this area?
Residents across the municipality of Amsterdam give their living environment an average score of 7.35, based on 252 reviews. One resident mentions a quiet, green area with great trees, while another describes a neighbourhood in development with improving amenities. These are municipal-level impressions, not specific to this street.
What is the difference between the BAG and agent floor areas?
The agent lists the living area at 149 m², while the BAG registration records 78 m². Both figures are stated in the listing, and the difference is not explained. The price per m² of €10,067 is based on the agent's listing figure.
