Overtoom 444-2
Cremerbuurt-West, Amsterdam
NeighbourhoodA classic Amsterdam apartment on the Overtoom
This apartment sits on the lively Overtoom, a street that blends the bustle of the city with the calm of a residential area. Built in 1907, it is part of the historic housing stock that defines this part of Amsterdam. The asking price of €625,000 is 9% below the WOZ value, which puts it on the sharp side compared with the market. For context, the average asking price for apartments in Amsterdam in this neighbourhood is €637,375, while the median is €585,000.
Inside the home
According to the agent, this one-bedroom apartment spans a single floor on the second storey, with one bathroom and a total living area of 68 m². The BAG registration records a slightly larger area of 73 m². The home has HR glazing and a central heating boiler, and there is a balcony. It is held on a leasehold with an annual canon of €185.37, which can be bought off, and the homeowners' association fee is €147 per month.
Life in Cremerbuurt-West
This is a neighbourhood where the city feels close but the streets are quiet. Residents across the municipality of Amsterdam give their living environment an average score of 7.35, based on 252 reviews. One resident describes the area as "a very pleasant, quiet neighbourhood with lots of green and wonderful trees that offer cooling and relaxation," while another notes it is "quiet, peaceful, relaxed, green, social and a nice mix of people." The neighbourhood has around 5,700 residents, many of them young adults, and a high proportion of single-person households. For a closer look at what this area is like, see the Cremerbuurt-West neighbourhood.
Amenities and getting around
The Albert Heijn supermarket is on your doorstep, just 46 metres away, with another branch a couple of streets further. A Jumbo and a Lidl are both about a five-minute walk. For primary education, Brede School Annie M.G. Schmidt is just around the corner, and Basisschool Het Winterkoninkje is a ten-minute walk. The nearest GP is at the SAG Gezondheidscentrum Helmersstraat, a couple of streets away, and the Service Staring Apotheek is just around the corner. Tram line 1 stops at Rhijnvis Feithstraat, a couple of streets away, and the nearest train station is Amsterdam Lelylaan, about a ten-minute walk. All of this sits within the municipality of Amsterdam.
WOZ value and address data
The WOZ value for this property was set at €684,000 on 1 January 2025, and the asking price is 9% below that figure. Between 2020 and 2025, the WOZ value rose by 49%, from €458,000 to €684,000. As for the address, the area-level data indicate a medium foundation risk, which is typical for buildings constructed before 1970. Road traffic noise is measured at 69 dB Lden, above the norm, while aircraft noise is 49 dB Lden, also above the norm; railway noise is below the norm. Pluvial flooding risk is medium, and heat stress is currently medium, rising to elevated by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via two channels: DSTRCT Amsterdam and DSTRCT | Forbes Global Properties on Funda.
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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 Overtoom 444-2, Amsterdam
How does the asking price compare with the WOZ value?
The asking price of €625,000 is 9% below the WOZ value of €684,000, which was set on 1 January 2025. This means the asking price is lower than the municipal valuation. The WOZ value is not the same as the market value, but it is a reference point used by the municipality for taxes and other purposes.
What is the layout of this apartment?
According to the agent, the apartment has one bedroom, one bathroom, and two rooms in total, spread over a single floor on the second storey. The living area is listed as 68 m² by the agent, while the BAG registration records 73 m². There is also a balcony, and the volume of the home is 254 m³.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs compared with the most efficient homes, but lower costs than the least efficient ones. The agent notes that the home has HR glazing and a central heating boiler, which are relevant for energy use.
What is the leasehold situation?
The apartment is held on a leasehold with an annual canon of €185.37. The agent states that there is an option to buy off the leasehold. This is a relatively low annual amount, but the terms of the leasehold can vary, so it is worth understanding the specifics before making a decision.
What is the foundation risk for this address?
The area-level data indicate a medium foundation risk for this address. This is based on the fact that the building was constructed before 1970, specifically in 1907, and that 100% of the properties in this postcode area were built before 1970. This is an area-level indication, not an inspection of this specific home.
How noisy is the location?
The area-level data show road traffic noise at 69 dB Lden, which is above the Dutch noise norm. Aircraft noise is measured at 49 dB Lden, also above the norm. Railway noise is 32 dB Lden, which is below the norm. These figures are indications at the address level, not measurements inside the home.
What supermarkets are nearby?
An Albert Heijn is just 46 metres away, so you can do your grocery shopping on your doorstep. Another Albert Heijn is 262 metres away, and a Jumbo and a Lidl are both about 524 metres from the apartment. This gives you several options within a short walk.
Which schools are close to this apartment?
Brede School Annie M.G. Schmidt, a primary school, is just 111 metres away. Basisschool Het Winterkoninkje, a Montessori school, is about 580 metres away, and Kindcentrum De Kinkerbuurt is 623 metres away. For secondary education, the nearest option is about 1.3 km away.
What public transport options are available?
Tram line 1 stops at Rhijnvis Feithstraat, about 199 metres away, and at Jan Pieter Heijestraat, about 261 metres away. There is also a night bus, line N88, at Overtoomsesluis, about 561 metres away. The nearest train station is Amsterdam Lelylaan, about 1.95 km away.
What is the neighbourhood like according to residents?
Residents across the municipality of Amsterdam give their living environment an average score of 7.35, based on 252 reviews. One resident describes the area as quiet and green, while another mentions it is peaceful and social. These reviews cover the whole municipality, not just this specific neighbourhood.
Statistics for Cremerbuurt-West
Figures on residents, liveability and the housing market
| Sale price | €637,375 | €585,000 |
|---|---|---|
| Sale per m² | €10,106 | – |
| Rent price | €3,150 p/m | €3,000 p/m |
| Rent per m² | €51 p/m | – |
Statistics for Overtoomse Sluis
Figures on residents, liveability and the housing market
| Sale price | €713,944 | €650,185 |
|---|---|---|
| Sale per m² | €10,086 | – |
| Rent price | €3,296 p/m | €3,188 p/m |
| Rent per m² | €54 p/m | – |
Experiences from Amsterdam
How residents experience their municipality
Een hele fijne, rustige buurt met veel groen en geweldige bomen die verkoeling en ontspanning bieden. 's nachts is het er stil en donker. Dat vind ik belangrijk voor de dieren. De buurt is goed bereikbaar met metro 54 en voorzieningen zijn op loopafstand in winkelcentrum de Poort. 1 ding is een ongelofelijke doorn in het oog en dat is de hygiene. Het is dagelijks een puinzoo bij de vuilcontainers. Zwerfafval waait overal naar toe. En hoewel we met een aantal bewoners dagelijks 'prikken' en opruimen is het een never ending story. Ik zou zo graag zien dat daar een oplossing voor komt.
Auto-translated to English by AIIJburg is a new district still under development and it's getting better with all the amenities and a beach nearby. And you're also quickly out of the city and into the greenery.
Auto-translated to English by AIQuiet, peaceful, relaxed, green, social and a nice mix of people
Auto-translated to English by AII lived here for about 12 years. The neighbourhood has clear advantages: good connections by tram, bus and ferry/boat, plenty of supermarkets, gyms and practical amenities nearby. For me, however, there was one major drawback: structural low-frequency noise, demonstrably coming from commercial shipping on the Amsterdam-Rijnkanaal. If you are sensitive to that, it can be very burdensome. In my case, it was clearly noticeable indoors, especially at night. Neighbours said they slept with earplugs and extra insulation offered limited to no solution. The municipality took measurements at the time and acknowledged that the noise was significant, but indicated they could do little or nothing about it because the source fell outside their direct authority. My honest advice: visit this neighbourhood not only during the day, but also in the evening and at night, and pay specific attention to low-frequency humming or vibrations. For people sensitive to noise, I would personally strongly advise against this location.
Auto-translated to English by AINo public transport!
Auto-translated to English by AINice, quiet and reasonably cosy neighbourhood. Good accessibility, the Amsterdam Forest nearby. Lots of different facilities within walking distance. Nice to live here with a family and pets! Quite a few schools within cycling distance. Hygiene in the neighbourhood is above the average level in Amsterdam. VUmc very close by.
Auto-translated to English by AIAt the end of the Silodam lies the striking MVRDV building. Surrounded by water on all sides. Every apartment has a view of the IJ and/or the Oude Houthaven. The views are therefore phenomenal and every day is different due to the weather. The sunrises and sunsets are unbeatable. Because the building is at the end of the Silodam, there is no through traffic and every person is either a resident or a visitor. This makes it, by Amsterdam standards, an exceptionally safe living environment. There is little turnover. The residents of this building form a close-knit community. A nice mix of families with and without children and single people who help each other where needed. And that too is a special quality in an increasingly transient Amsterdam. Within walking distance are the Haarlemmerdijk and the markets where you can find all the hustle and bustle if you feel like it. On the Silodam there is peace and quiet, a delight for body and mind. The wind, the seagulls, the waves on the IJ, the boats, occasionally a cruise ship, and every 5 years Sail! A little paradise in Amsterdam? Absolutely!
Auto-translated to English by AIBecause we are on the outskirts, there is no through traffic. In the middle of the street a large playground with a table tennis table and a small football pitch. And playground equipment. Behind our house only meadows.
Auto-translated to English by AIStatistics for Amsterdam
Figures on residents, liveability and the housing market
| Sale price | €836,166 | €704,749 |
|---|---|---|
| Sale per m² | €8,948 | – |
| Rent price | €2,795 p/m | €2,640 p/m |
| Rent per m² | €34 p/m | – |
Location and amenities
Overtoom 444-2, Amsterdam
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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