Overtoom 534-4
Cremerbuurt-West, Amsterdam
NeighbourhoodA classic Amsterdam apartment on a busy road
This apartment on the Overtoom sits in the lively Cremerbuurt-West, a neighbourhood where the city's energy is always close by. Built in 1911, it's a piece of Amsterdam history with a modern touch. The asking price of €595,000 is sharp compared to the average for apartments in Amsterdam, especially given the WOZ value.
Inside the home
The apartment spans one floor on the fourth floor, with three rooms, two bedrooms, and one bathroom. The agent lists the living area at 75 m², while the BAG registration says 67 m². It has double glazing and a central heating boiler. The ground lease runs until 31-10-2034, with an annual fee of €133.36 that can be bought off. The monthly HOA contribution is €155.
The Cremerbuurt-West neighbourhood
Cremerbuurt-West is a typical Amsterdam district, with a mix of old buildings and a young population. About 51% of residents are between 25 and 45, and many live alone. Residents across the municipality of Amsterdam give their neighbourhood an average score of 7.35, based on 252 reviews. One resident mentions the good connections and amenities, while another points out noise from shipping on the Amsterdam-Rijnkanaal. The neighbourhood has 33 homes for sale, with an average price of €622,697. The Cremerbuurt-West neighbourhood is well represented in the city's housing market.
Amenities and transport
Daily life is easy here. A Jumbo and a Lidl are just around the corner, and an Albert Heijn is a couple of streets away. Brede School Annie M.G. Schmidt is a five-minute walk, and the nearest GP is Integrale Huisartsenpraktijk West, about a ten-minute walk. The Service Staring Apotheek is closer. Tram line 1 stops at Rhijnvis Feithstraat on your doorstep, and bus N88 at Overtoomsesluis. Amsterdam Lelylaan station is about 1.6 km away. The municipality of Amsterdam offers all this and more.
WOZ and address data
The WOZ value is €702,000 as of 1 January 2025, and the asking price is 15% below that. Between 2020 and 2025, the WOZ rose by 40%, from €502,000 to €702,000. The address has a medium foundation risk indication, an area-level signal. Noise from road traffic is above the norm at 71 dB, and aircraft noise at 49 dB is also above. Pluvial flooding risk is medium, and heat stress is medium now and in 2050. These are indications for the area, not an inspection of this home.
Source
At the time of writing, the home is offered via MAKELAAR BERT and 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 534-4, Amsterdam
How does the asking price compare to the WOZ value?
The asking price of €595,000 is 15% below the WOZ value of €702,000, which was set on 1 January 2025. This means the asking price is lower than the municipal valuation. The WOZ value is not the market value, but it gives an indication of how the municipality values the property.
What is the layout of this apartment?
According to the agent, the apartment has three rooms, two bedrooms, and one bathroom, all on a single floor. The living area is listed as 75 m² by the agent, while the BAG registration states 67 m². The home is on the fourth floor and has double glazing and a central heating boiler.
What is the ground lease situation?
The property is on municipal ground lease, with the lease ending on 31 October 2034. The annual fee is €133.36, and there is an option to buy off the ground lease. This is a common arrangement in Amsterdam, and the fee is relatively low.
What is the HOA fee?
The monthly HOA (VvE) contribution is €155. This fee typically covers building maintenance, insurance, and sometimes a reserve fund. The exact coverage depends on the association's regulations, which are not detailed in the listing.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data. The building was constructed in 1911, before 1970, which is a factor in the risk assessment. This is an indication for the area, not an inspection of this specific home.
How noisy is the location?
The address has noise from road traffic at 71 dB, which is above the Dutch norm. Aircraft noise is 49 dB, also above the norm. Railway noise is 33 dB, which is below the norm. These are area-level indications from public data, not measurements inside the home.
What are the flood and heat stress risks?
The pluvial flooding risk is medium, meaning there is a moderate chance of flooding from heavy rain. The flood risk from rivers or the sea is low now and in 2050. Heat stress is medium now and in 2050. These are area-level indications, not specific to the property.
Which supermarkets are nearby?
A Jumbo and a Lidl are both about 209 metres away, just around the corner. An Albert Heijn is 313 metres away, a couple of streets. There are more supermarkets within a short distance, so daily groceries are convenient.
What schools are in the area?
Brede School Annie M.G. Schmidt, a primary school, is about 256 metres away, a five-minute walk. OBS Corantijn is 508 metres away. For secondary education, the nearest is about 1.3 km. There are many schools within 5 km.
What public transport options are available?
Tram line 1 stops at Rhijnvis Feithstraat, 143 metres away. Bus N88 stops at Overtoomsesluis, 223 metres away. Tram lines 1, 15, and 17 stop at Hoofdweg, 321 metres away. The nearest train station is Amsterdam Lelylaan, about 1.6 km.
What is the neighbourhood like?
Cremerbuurt-West is a lively Amsterdam neighbourhood with a young population. About 51% of residents are between 25 and 45, and 59% of households are single-person. Residents across the municipality rate their neighbourhood 7.35 on average, based on 252 reviews. One resident praised the connections and amenities, while another noted noise from shipping.
How has the WOZ value developed?
The WOZ value increased by 40% between 2020 and 2025, from €502,000 to €702,000. This shows significant growth in the municipal valuation over five years. The current asking price is below this valuation.
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 | €719,514 | €624,255 |
|---|---|---|
| Sale per m² | €10,629 | – |
| Rent price | €3,800 p/m | €3,938 p/m |
| Rent per m² | €57 p/m | – |
Experiences from Amsterdam
How residents experience their municipality
IJburg 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 AIIt's a nice quiet neighbourhood on the edge of the city but still close to many good amenities that a city has to offer. The neighbourhood is still becoming more beautiful.
Auto-translated to English by AIStatistics for Amsterdam
Figures on residents, liveability and the housing market
| Sale price | €822,307 | €692,582 |
|---|---|---|
| Sale per m² | €8,885 | – |
| Rent price | €2,790 p/m | €2,604 p/m |
| Rent per m² | €34 p/m | – |
Location and amenities
Overtoom 534-4, 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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