Pretoriusstraat 22-4
Transvaalbuurt-Oost, Amsterdam
AreaA classic Amsterdam upper maisonette
This upper maisonette sits on the fourth floor of a 1908 building on Pretoriusstraat, a quiet road in the Transvaalbuurt-Oost neighbourhood of Amsterdam. With 63 square metres of living space according to the BAG registration (the agent lists 64), it is a compact home with a roof terrace and free views. The asking price of €585,000 is in line with the market, compared with the neighbourhood average asking price of €615,308. For context, the wider market for apartments in Amsterdam shows a range of prices depending on size and location.
Inside the home
The apartment has two rooms, one bedroom and one bathroom, spread over a single floor. It comes with a roof terrace, and the agent describes the setting as on a quiet road in a residential area with free views. The home has a central heating boiler and is offered in full ownership. The homeowners' association fee is €99.53 per month. The energy label is D, which means energy costs will be moderate rather than minimal.
Life in Transvaalbuurt-Oost
Residents of the wider Transvaalbuurt district give their living environment an average score of 7.47, based on four reviews. One long-time resident, who has lived there for 79 years, says: "I have seen many changes, but I still live there with great pleasure! And I will continue to do so until the very end! Transvaal is my life!" Another resident is less positive, describing the neighbourhood as "not great" and mentioning social tensions. The district has around 4,785 inhabitants, with a high share of single-person households at 53 percent. The housing stock is predominantly pre-war, with 76.9 percent of homes built before 1945. For more detail, see the Transvaalbuurt-Oost neighbourhood.
Daily life and getting around
A Dirk supermarket is on your doorstep, with an Albert Heijn just around the corner. For primary education, IKC Frankendael is a couple of streets away, and the Montessori Lyceum Oostpoort for secondary education is a five-minute walk. The nearest GP is Huisartsenpraktijk Zeeburgerdijk, a ten-minute walk, and the Linnaeus Apotheek pharmacy is just around the corner. Tram and bus stop Oostpoort is on your doorstep with lines 29 and N87, and Amsterdam Muiderpoort train station is a ten-minute walk. The OLVG hospital location Oost is also within walking distance. All of this sits within the municipality of Amsterdam.
WOZ value and address data
The WOZ value is €502,000 as of the reference date 1 January 2025. The asking price is 17 percent above this WOZ value. Between 2020 and 2025, the WOZ value rose by 23 percent, from €408,000 to €502,000. As for address-level risk indications, these are area-level indications rather than an inspection of this specific home. Road traffic noise is measured at 54 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is medium, as the building dates from 1908 and the area is a KCAF attention zone. Pluvial flooding risk at heavy rain is medium, and heat stress is medium both now and in 2050.
Source
At the time of writing, the home is offered via multiple channels, including Your Home Makelaars Amsterdam 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 Pretoriusstraat 22-4, Amsterdam
How does the asking price compare to the WOZ value?
The asking price of €585,000 is 17 percent above the WOZ value of €502,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025, the WOZ value increased by 23 percent, from €408,000 to €502,000.
What is the layout of this apartment?
According to the agent, the apartment has two rooms, one bedroom and one bathroom, spread over a single floor. The living area is 63 square metres according to the BAG registration, while the agent lists 64 square metres. The home also has a roof terrace and is located on the fourth floor.
What is the energy label and what does it mean for costs?
The energy label is D. This is a mid-range label, so you can expect moderate energy costs for heating and electricity. The home has a central heating boiler. The label does not say anything about the condition of the building itself, only about its energy performance.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on public area-level data from KCAF. This is an indication for the area, not an inspection of this specific home. The building dates from 1908, and 100 percent of properties in this postcode area were built before 1970, which is why the area is a KCAF attention zone.
What supermarkets are nearby?
A Dirk supermarket is just 95 metres away, making it the closest option for daily groceries. An Albert Heijn is at 197 metres, and another Albert Heijn is at 396 metres. A Vomar is at 488 metres and a Lidl at 557 metres, so there are plenty of choices within a short walk.
How is the public transport in this area?
The tram and bus stop Oostpoort is 160 metres away, with lines 29 and N87. The Linnaeusstraat stop is at 447 metres with lines 7, 14, 25 and 245. Amsterdam Muiderpoort train station is 671 metres away, so you can reach the wider region by train within a ten-minute walk.
What do residents say about living in this area?
Residents of the wider Transvaalbuurt district give their living environment an average score of 7.47, based on four reviews. One resident who has lived there for 79 years speaks very positively about the area, while another describes social tensions and negative experiences with neighbours. The reviews reflect the district as a whole, not specifically this street.
What is the homeowners' association fee?
The homeowners' association fee is €99.53 per month. This is the monthly contribution to the VvE, which covers shared costs for the building. The apartment is offered in full ownership, meaning you own the property outright without a ground lease.
