A calm spot in the heart of Zuidas
This apartment on the fourth floor of a 2015 building sits on a quiet road in Zuidas-Zuid, a pocket of Amsterdam that feels a world away from the bustle of the city centre. The asking price of €895,000 is 36% below the neighbourhood average asking price of €1,405,350, and it is also 10% below the WOZ value. According to the agent, the home is priced keenly compared to other [apartments in Amsterdam].
The home itself
The apartment has three rooms, two bedrooms and one bathroom, all on a single floor. The living area is 93 m² according to the agent, while the BAG registration lists 91 m². There is a balcony, and the home is set on a quiet road. The property is municipally owned land with a ground lease of €3,250 per year, and the HOA fee is €325.95 per month. The home has double glazing, and heating comes from district heating with underfloor heating throughout and a heat recovery system. There is a parking garage in the building.
The Zuidas-Zuid neighbourhood
Zuidas-Zuid is a young, evolving area. Of the 2,660 residents, 58% are between 25 and 45, and many households are single-person (54%). Residents across the municipality of Amsterdam give their living environment an average score of 7.38, based on 258 reviews. One resident says: "Lots of amenities around, parks, shopping areas, bars, daycares etc." Another notes: "It's calm, safe and green, and although it could still improve and could get more support from the local government, it's still affordable (compared to the rest of the city) and constantly changing for the better." A third resident mentions the greenery and the convenience of metro 54, but also points out that the area around the waste containers can be messy. These reviews reflect the wider municipality, not just this neighbourhood. For a closer look at [the Zuidas-Zuid neighbourhood], the figures show a mix of young professionals and families.
Amenities and transport
For daily errands, the Albert Heijn is just around the corner, and the Ekoplaza is a couple of streets away. The Zuidas Apotheek is also just around the corner, while the nearest GP practice is a ten-minute walk. The Merkelbachschool and Kindercampus Zuidas are both within a five-minute walk for primary education. For public transport, the George Gershwinlaan bus stop is on your doorstep with line 461, and the Gustav Mahlerplein stop is just around the corner with lines 461 and N84. Amsterdam Zuid train station is a five-minute walk. The municipality of Amsterdam offers all this and more, as you can see on the page for [the municipality of Amsterdam].
WOZ and address data
The WOZ value is €991,000, based on the reference date of 1 January 2025. The asking price is 10% below this value. Between 2020 and 2025, the WOZ value rose by 42%, from €698,000 to €991,000. As for the address, the noise level from road traffic is 52 dB Lden, which is above the norm, while rail and air traffic noise are below the norm. The foundation risk indication is low, and the pluvial flooding risk is low, but the current flood risk and heat stress are both medium, as is the flood risk in 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Henk Burger Makelaardij.
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Features
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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 Rosy Wertheimstraat 46, Amsterdam
How does the asking price compare to the WOZ value?
The asking price of €895,000 is 10% below the WOZ value of €991,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also 36% below the average asking price in the neighbourhood, which is €1,405,350. This comparison is based on the figures provided, and no conclusion is drawn here about whether the price is high or low.
What is the layout of this apartment?
According to the agent, the apartment has three rooms, two bedrooms and one bathroom, all on one floor. The living area is 93 m² as listed by the agent, while the BAG registration states 91 m². There is a balcony, and the home is on the fourth floor. The property is municipally owned land with a ground lease of €3,250 per year, and the HOA fee is €325.95 per month.
What is the energy label and what does it mean for costs?
The energy label is A+, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The agent also states that the home has double glazing and heating via district heating with underfloor heating throughout and a heat recovery system. These features are mentioned separately from the label, and no further conclusions are drawn here.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data from the Atlas Leefomgeving. This is an area-level indication, not an inspection of this specific home. The pluvial flooding risk is also low, while the current flood risk and heat stress are both medium, as is the flood risk in 2050. These are indications based on area-level data.
What public transport options are nearby?
The George Gershwinlaan bus stop is on your doorstep, with line 461. The Gustav Mahlerplein stop is just around the corner, with lines 461 and N84. Amsterdam Zuid train station is a five-minute walk away. These are the nearest options according to the data, and no travel times or destinations are specified here.
What amenities are within walking distance?
The Albert Heijn supermarket is just around the corner, and the Ekoplaza is a couple of streets away. The Zuidas Apotheek is also just around the corner, while the nearest GP practice is a ten-minute walk. For schools, the Merkelbachschool and Kindercampus Zuidas are both within a five-minute walk for primary education.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home rose by 42%, from €698,000 to €991,000. The reference date for the current WOZ value is 1 January 2025. This development is based on the figures provided, and no further interpretation is given here.
What do residents say about living in this area?
Residents across the municipality of Amsterdam give their living environment an average score of 7.38, based on 258 reviews. One resident says: "Lots of amenities around, parks, shopping areas, bars, daycares etc." Another notes the area is "calm, safe and green" but mentions that waste containers can be messy. These reviews reflect the wider municipality, not just this specific neighbourhood.
Is there a parking garage for this apartment?
Yes, according to the agent, there is a parking garage in the building. This is mentioned in the agent's features for this home. No further details about the parking garage, such as availability or costs, are provided in the listing.
