Stadionweg 104
Minervabuurt-Midden, Amsterdam
NeighbourhoodA classic Amsterdam apartment
This apartment on Stadionweg 104 sits in the Minervabuurt-Midden, a pre-war pocket of Amsterdam South known for its wide streets and stately architecture. Built in 1939, it carries the character of the era, with high ceilings and generous proportions. The asking price of €1,295,000 is sharp compared to the average for apartments in Amsterdam, which sits at €1,387,500.
The home itself
The listing gives no details on the layout, number of rooms, or outdoor space. What is known: the living area is 117 m² according to the BAG registration, and the energy label is C. The year of construction, 1939, is a fact of the building's history, not a comment on its condition.
Life in Minervabuurt-Midden
The neighbourhood is a quiet, leafy enclave, with the Apollobuurt's grand avenues nearby. Residents across the municipality of Amsterdam rate their living environment 7.35 out of 10, based on 252 reviews. One resident of the district says: "A very pleasant, quiet neighbourhood with lots of green and wonderful trees that offer cooling and relaxation." Another notes: "Quiet, peaceful, relaxed, green, social and a nice mix of people." The area counts 2,535 inhabitants, and the housing stock is predominantly pre-war, with 81.8% built before 1945. For more on the area, see the Minervabuurt-Midden neighbourhood.
Amenities and transport
Daily errands are easy: the Albert Heijn on your doorstep, and a Boots pharmacy just around the corner. The Eerste Openluchtschool for primary education is a couple of streets away, and secondary schools like HLZ and Gerrit van der Veen College are within a five-minute walk. The tram stop Beethovenstraat, with lines 24 and N84, is on your doorstep, and Amsterdam Zuid station is a ten-minute walk. The municipality of Amsterdam offers all this and more, as you'd expect from the capital.
WOZ and address data
The WOZ value is €1,331,000 as of 1 January 2025, and the asking price sits 3% below that. Over the past five years, the WOZ has developed as per municipal records. The address shows a medium foundation risk indication, an area-level signal given the pre-1970 construction. Noise from road traffic is above the norm at 68 dB, while rail and air traffic stay below. Pluvial flooding risk is medium, and heat stress is expected to rise 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, including Renée Real Estate on Vastgoed Nederland.
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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 Stadionweg 104, Amsterdam
How does the asking price compare to the WOZ value?
The asking price of €1,295,000 is 3% below the WOZ value of €1,331,000, which was set on 1 January 2025. The WOZ is the municipal valuation, not the market value, so this comparison is a factual reference point. The price per square metre, based on the BAG living area of 117 m², comes to €11,068.
What is the energy label and what does it mean?
The energy label is C. This label indicates the home's energy performance as registered, but it does not say anything about the structural condition. With label C, you can expect moderate energy costs, though the actual costs depend on usage and energy prices. The listing does not mention any specific insulation features.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data. This is because the building was constructed before 1970, in 1939, and the entire postcode area falls within a KCAF attention zone. This is an indication for the area, not an inspection of this specific home.
How noisy is the location?
The noise data shows road traffic noise at 68 dB, which is above the Dutch standard. Rail noise is 34 dB and aircraft noise is 45 dB, both below the standard. These figures are area-level indications from 2022 and 2023, so they reflect the general environment rather than the exact situation at the property.
What are the nearest schools?
The Eerste Openluchtschool voor het Gezonde Kind, a primary school, is just around the corner at 197 metres. For secondary education, HLZ and Gerrit van der Veen College are both within a five-minute walk, at 209 and 242 metres respectively. There are also several other schools within a short distance.
What public transport options are nearby?
The tram stop Beethovenstraat is on your doorstep, with lines 24 and N84. The Stadionweg stop, with lines 5, 24, 25 and N88, is also very close. Amsterdam Zuid train station is about 941 metres away, a ten-minute walk, offering national rail connections.
What is the neighbourhood like?
Minervabuurt-Midden is a quiet, green residential area in Amsterdam South. Residents across the municipality give their living environment an average score of 7.35 out of 10. One resident describes it as "quiet, peaceful, relaxed, green, social and a nice mix of people." The area has 2,535 inhabitants and a mix of housing, with 57% owner-occupied.
Are there any climate-related risks?
The climate data indicates a medium risk of pluvial flooding (from heavy rain) and a low current flood risk, which remains low in 2050. Heat stress is currently medium but is expected to become elevated by 2050. These are area-level indications from the Klimaateffectatlas, not a property-specific assessment.
Statistics for Minervabuurt-Midden
Figures on residents, liveability and the housing market
| Sale price | €1,387,500 | €1,275,000 |
|---|---|---|
| Sale per m² | €10,594 | – |
| Rent price | €3,211 p/m | €2,675 p/m |
| Rent per m² | €35 p/m | – |
Experiences from Apollobuurt
How residents experience their district
I experience my neighbourhood as suitable for families, there are good schools and it is not too busy. In the area there are many options for sports. Contact with the neighbours is sufficient, but not very close. Furthermore, there are several parks in the area and the surroundings are easily accessible, with a metro and train station within walking distance. It is a fifteen-minute bike ride to the centre.
Auto-translated to English by AIA nice, green neighbourhood with plenty of space and quiet streets. Amenities such as shops, supermarkets and schools are all nearby, making life here very comfortable. The nearby Amstelpark offers a lovely place for a walk. Public transport and main roads are easily accessible, allowing you to quickly reach the city centre or other parts of the city. All in all, it is an ideal neighbourhood for both families and young professionals who love a quiet living environment.
Auto-translated to English by AIStatistics for Apollobuurt
Figures on residents, liveability and the housing market
| Sale price | €2,214,618 | €1,762,868 |
|---|---|---|
| Sale per m² | €11,796 | – |
| Rent price | €3,927 p/m | €3,732 p/m |
| Rent per m² | €31 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
Stadionweg 104, 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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