Omval 403
De Omval, Amsterdam
AreaA calm spot in De Omval
This apartment sits in De Omval, a quiet pocket of Amsterdam where the Amstel river bends and the city feels a little softer. The area is compact, with just over 700 residents, and the homes here were all built between 1990 and 2010, so the streets have a modern, uniform feel. The asking price of €775,000 is on the high side compared with the average asking price in the neighbourhood, according to the precomputed market data. For context, there are currently two apartments for sale in De Omval, with an average asking price of €887,500. If you are looking at apartments in Amsterdam, this one sits in a smaller, quieter corner of the city.
The apartment itself
Built in 1997, this apartment is on the fourth floor and covers one level. According to the agent it has three rooms, two bedrooms and one bathroom, with a volume of 315 cubic metres. The living area is listed as 102 square metres by the agent, while the BAG registration records 104 square metres. The energy label is B, which means the home is reasonably efficient, so you can expect moderate energy costs. The apartment is offered via three different channels, including Van de Steege Makelaarsgroep Diemen.
Life in De Omval
Residents across the municipality of Amsterdam give their neighbourhood an average score of 7.37, based on 256 reviews. One resident describes their area as "a very pleasant, quiet neighbourhood with lots of green and wonderful trees that offer cooling and relaxation", though they also mention that hygiene around the rubbish containers is a recurring issue. Another resident, writing about a different part of the municipality, notes that their district is "still under development and it's getting better with all the amenities and a beach nearby". A third simply calls their neighbourhood "quiet, peaceful, relaxed, green, social and a nice mix of people". These reviews reflect the wider municipality rather than De Omval specifically, so they give a general sense of Amsterdam living rather than a verdict on this particular street. The neighbourhood itself is home to a mix of ages, with a notable share of residents between 25 and 45. For a closer look at the local area, you can read more about the De Omval neighbourhood.
Amenities and getting around
For daily errands, the AH to go is just around the corner, with an Aldi a couple of streets away and an Albert Heijn within a ten-minute walk. Montessorischool de Amstel is a couple of streets away for primary education, and the nearest pharmacy, Apotheek Amstelkwartier Amsterdam, is also close by. The Amstelstation is on your doorstep, with metro, bus and tram lines including 12, 23, 37, 40, 41, 51, 53, 54, 62, 65, 78, 245 and N85. Amsterdam Amstel train station is just around the corner too. The nearest GP practice, Huisartsenpraktijk Zeeburgerdijk, is further out, and the OLVG hospital at location Oost is a ten-minute walk away. All of this sits within the municipality of Amsterdam.
WOZ value and address data
The WOZ value for this property was set at €854,000 on 1 January 2025. The asking price of €775,000 is 9% below this valuation. Between 2020 and 2025, the WOZ value rose by 39%, from €613,000 to €854,000. At the address level, the noise indication for road traffic is 53 dB Lden, which is above the standard, while rail and air traffic noise are both below their respective standards. The foundation risk indication is low, and the climate indications for pluvial flooding and flood risk are also low, both now and in 2050. Heat stress is currently indicated as medium, rising to elevated 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 multiple channels, including Van de Steege Makelaarsgroep Diemen, Van de Steege Makelaarsgroep Amsterdam-Noord and Bosch&Duyn Makelaars.
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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 Omval 403, Amsterdam
How does the asking price compare with the WOZ value?
The asking price is €775,000, while the WOZ value was set at €854,000 on 1 January 2025. That means the asking price is 9% below the municipal valuation. The WOZ value is the official valuation used by the municipality, not the current market value, so this comparison is just one data point among many.
What is the layout of this apartment?
According to the agent, the apartment has three rooms in total, including two bedrooms and one bathroom. It is located on the fourth floor and spans a single level. The living area is listed as 102 square metres by the agent, while the BAG registration records 104 square metres. The volume of the home is 315 cubic metres.
What is the energy label and what does it mean for costs?
The energy label is B. This is an efficient label, so you can expect relatively moderate energy costs compared with less efficient homes. The label reflects the official energy performance of the property, but it does not say anything about the condition of the construction itself. The home was built in 1997.
What are the noise levels around this address?
The noise indication for road traffic at this address is 53 dB Lden, which is above the standard. Rail traffic noise is 44 dB Lden and air traffic noise is 43 dB Lden, both below their respective standards. These figures come from public data at the address level and 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 address is low. This is based on public data from sources like the Atlas Leefomgeving and is an area-level indication, not an inspection of this specific home. It gives a general sense of the risk in the surrounding area rather than a verdict on the foundation of this particular apartment.
What are the climate risk indications for this address?
The climate indications for this address show low risk for pluvial flooding and for flood risk, both currently and in 2050. Heat stress is currently indicated as medium, rising to elevated by 2050. These are area-level indications based on public climate data, not an assessment of this specific property.
Which supermarkets are nearby?
The nearest supermarket is an AH to go, which is just around the corner at about 267 metres away. An Aldi is a couple of streets away at roughly 462 metres, and an Albert Heijn is about 620 metres away, which is a ten-minute walk. A Vomar and another Albert Heijn are also within walking distance.
What public transport options are available?
The Amstelstation is on your doorstep, about 280 metres away, with metro, bus and tram services including lines 12, 23, 37, 40, 41, 51, 53, 54, 62, 65, 78, 245 and N85. Amsterdam Amstel train station is just around the corner at about 313 metres. There is also a tram stop at Amsteldijk about 422 metres away.
What is the neighbourhood of De Omval like?
De Omval is a small neighbourhood with about 715 residents. The homes here were all built between 1990 and 2010, giving the area a modern character. The population is mixed, with a large share of residents between 25 and 45 years old, and about half of all households are single-person households. There are currently two apartments for sale in the neighbourhood.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this property rose by 39%, from €613,000 to €854,000. The value increased steadily each year, with the largest jump between 2021 and 2022, when it went from €668,000 to €786,000. The most recent valuation, on 1 January 2025, set the value at €854,000.
