Beethovenbuurt, Amsterdam
NeighbourhoodThis third-floor apartment on Stadionweg sits in the Beethovenbuurt, part of the Apollobuurt district in Amsterdam. The area is very strongly urban, with a high address density, yet the street itself feels calm and residential. At €1,100,000, the asking price is 46% below the neighbourhood average of €2,040,000, making it the cheapest of the five homes currently for sale here. It is also priced 3% under the WOZ value, which puts it on the sharp side compared to the market. For context, [apartments in Amsterdam] vary widely in price, but this one sits at the lower end for its size.
Built in 1930, this apartment spans one floor and includes four rooms: three bedrooms and one bathroom. The living area is 118 m² according to the agent, while the BAG registration lists it as 119 m². The home has HR glazing and a central heating boiler, and it comes with a balcony. The ground lease is municipal and has been paid off until 28 February 2053. The monthly homeowners' association fee is €272.67.
With 1,295 residents, the Beethovenbuurt is a compact, established pocket of Amsterdam. About half of the homes are owner-occupied, and a third are single-family houses. 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 greenery and wonderful trees that provide cooling and relaxation," though they also note that hygiene around the waste containers is a recurring issue. Another calls it "quiet, peaceful, relaxed, green, social and a nice mix of people." The neighbourhood itself is home to a mix of ages, with the largest group being those between 45 and 65. [The Beethovenbuurt neighbourhood] is well established, with all homes built before 1945.
Groceries are easy: an Albert Heijn is on your doorstep, and an Aldi is a ten-minute walk away. For school runs, HLZ secondary school is just around the corner, and the Eerste Openluchtschool voor het Gezonde Kind is a couple of streets away. The nearest GP, Huisartsen Van Baerle, is a ten-minute walk, while the Boots Apotheek Beethoven Amsterdam pharmacy is just around the corner. Public transport is excellent: the Stadionweg tram stop is on your doorstep with lines 5, 24, 25 and N88, and Amsterdam Zuid train station is a ten-minute walk. [The municipality of Amsterdam] offers all this and more within easy reach.
The WOZ value on 1 January 2025 was €1,139,000, and the asking price sits 3% below that figure. Between 2020 and 2025, the WOZ value rose by 31%, from €871,000 to €1,139,000. As for address-level risks, these are area-level indications rather than an inspection of this specific home. Road traffic noise is measured at 68 dB Lden, which is above the norm, while railway and aircraft noise stay below their respective norms. The foundation risk indication is medium, as the building dates from before 1970. Pluvial flooding risk is medium, current flood risk is low, and heat stress is currently medium but is expected to become elevated by 2050.
At the time of writing, the home is offered via multiple channels, including * Schreuders Real Estate * and their listing on Funda.
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Details of this home
Insure your home and belongingsGet insuredThe 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.
About Stadionweg 98-3, Amsterdam
The asking price of €1,100,000 is 3% below the WOZ value of €1,139,000, which was set on 1 January 2025. This means the asking price is slightly lower than the municipal valuation. The WOZ value is not the current market value, but it is a reference point used by the municipality for tax purposes.
The apartment has four rooms in total: three bedrooms and one bathroom, all on a single floor. The living area is 118 m² according to the agent, while the BAG registration lists it as 119 m². There is also a balcony. The home is located on the third floor of the building.
The energy label is C. This is a mid-range label, so you can expect moderate energy costs. The home has HR glazing and a central heating boiler, which are positive features for energy efficiency. However, the label itself does not tell you everything about the insulation quality of the building.
The foundation risk indication for this address is medium. This is an area-level indication based on public data, not an inspection of this specific home. The building was constructed in 1930, before 1970, which is a factor in the risk assessment. The KCAF indicates that 100% of the properties in this postcode area were built before 1970.
Road traffic noise is measured at 68 dB Lden, which is above the Dutch noise norm. Railway noise is 34 dB Lden and aircraft noise is 45 dB Lden, both below their respective norms. These are area-level indications based on public data from 2022 and 2023, not measurements taken inside the home.
An Albert Heijn supermarket is on your doorstep, and an Aldi is about a ten-minute walk away. HLZ secondary school is just around the corner, and the Eerste Openluchtschool voor het Gezonde Kind is a couple of streets away. The Boots Apotheek Beethoven Amsterdam pharmacy is just around the corner, and the nearest GP is a ten-minute walk.
The Stadionweg tram stop is on your doorstep, with lines 5, 24, 25 and N88. The Beethovenstraat stop is also very close, with lines 24 and N84. Amsterdam Zuid train station is about a ten-minute walk away, offering national rail connections.
The Beethovenbuurt is a compact neighbourhood with 1,295 residents. About half of the homes are owner-occupied, and a third are single-family houses. Residents across the municipality of Amsterdam give their living environment an average score of 7.35 out of 10, based on 252 reviews. One resident describes it as quiet and green, though they mention hygiene around waste containers as a recurring issue.
The asking price of €1,100,000 is 46% below the neighbourhood average of €2,040,000, making it the cheapest of the five homes currently for sale in the Beethovenbuurt. The living area of 118 m² is 32% smaller than the neighbourhood average of 173 m². The price per square metre is €9,322 based on the agent's listing.
The ground lease is municipal and has been paid off until 28 February 2053. This means the current owner has already paid the lease for the coming decades, so there are no additional ground lease costs to worry about until that date. After that, the situation would need to be reviewed.
Figures on residents, liveability and the housing market
| Sale price | €2,040,000 | €1,250,000 |
|---|---|---|
| Sale per m² | €10,940 | – |
| Rent price | €4,735 p/m | €4,500 p/m |
| Rent per m² | €30 p/m | – |
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 AIFigures 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 | – |
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 AIFigures 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 | – |
Stadionweg 98-3, Amsterdam
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