Theodoor van Hoytemastraat 40
Overtoomse Veld-Zuid, Amsterdam
AreaA calm apartment in Overtoomse Veld-Zuid
This apartment sits on a quiet road in a residential part of Overtoomse Veld-Zuid, a neighbourhood in Amsterdam Nieuw-West. Built in 2015, it is a between-floor home on the third living level, with an energy label A. The asking price of €375,000 is in line with the market, and it is the cheapest of the 12 homes currently for sale in the neighbourhood. For context, the average asking price in the area is €504,083, and this home is one of the [apartments in Amsterdam] currently listed.
Inside the home
According to the agent, the home has two rooms, one bedroom and one bathroom, spread over a single floor. The living area is 45 m², matching the BAG registration. The home is fully insulated, with roof insulation, cavity wall insulation, floor insulation and double glazing, and it is heated by district heating. The agent describes the setting as a quiet road in a residential area.
The neighbourhood around you
Overtoomse Veld-Zuid is home to around 4,800 people, and a large share of households are single-person homes. Residents of the wider district give an average score of 6.17, based on three reviews. One resident says: "I live in Nieuw-West in Amsterdam. It doesn't have a very good reputation, which is partly justified but partly not so bad. Yes, every now and then you hear an explosion, which certainly isn't pleasant, but when you walk through the neighbourhood there's also a lot of diversity and I almost never feel unsafe." Another adds: "A good experience I've lived here for a long time sometimes a bit dirty with rubbish on the street but overall quite positive." The reviews reflect a mixed picture, with mentions of litter and occasional noise, but also greenery and a sense of safety. This is the picture painted by residents of the district, not specifically of [the Overtoomse Veld-Zuid neighbourhood].
Daily life and getting around
For groceries, Lidl is just around the corner, with Albert Heijn a couple of streets away. The nearest primary school, OBS de Toekomst, is a couple of streets away, and there are several special education schools within a short walk. The GP practice is a ten-minute walk, and the BENU pharmacy is just around the corner. Tram stop Derkinderenstraat, with lines 1, 17, 27 and 28, is a couple of streets away, and bus stops on Jan Tooropstraat and Nachtwachtlaan are nearby. Amsterdam Lelylaan station is a five-minute walk, and the city centre is within cycling distance, as one resident noted. This all falls within [the municipality of Amsterdam].
WOZ value and address data
The WOZ value for 2025 is €436,000, with a reference date of 1 January 2025. The asking price is 14% below the WOZ value. Between 2020 and 2025, the WOZ value rose by 47%, from €296,000 to €436,000. As for the address, the noise levels from road, rail and air traffic are all below the relevant standards. The foundation risk indication is low, and the flood risk is medium, both now and in 2050. Heat stress is currently low, but is indicated as medium for 2050. These are area-level indications based on public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Makelaars van Amsterdam.
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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 Theodoor van Hoytemastraat 40, Amsterdam
How does the asking price compare to the WOZ value?
The asking price of €375,000 is 14% below the WOZ value of €436,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value increased by 47%, from €296,000 to €436,000.
What is the layout of this apartment?
According to the agent, the apartment has two rooms, one bedroom and one bathroom, all on a single floor. The living area is 45 m², which matches the BAG registration. The home is on the third living level and is described as a between-floor apartment.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. The agent states the home is fully insulated, with roof insulation, cavity wall insulation, floor insulation and double glazing. Heating is provided by district heating. The label reflects the energy performance, so expect relatively modest energy costs.
What do residents say about the area?
Residents of the wider district give an average score of 6.17, based on three reviews. One resident mentions diversity and greenery, but also litter on the streets. Another says the area can be cosy and green, though buildings are not attractive. A third notes the street can be dirty but overall the experience is positive. These reviews describe the district, not specifically this neighbourhood.
What are the nearest amenities?
Lidl is just around the corner, and Albert Heijn is a couple of streets away. The nearest primary school, OBS de Toekomst, is a couple of streets away. The BENU pharmacy is just around the corner, and the GP practice is a ten-minute walk. Amsterdam Lelylaan station is a five-minute walk away.
What public transport options are nearby?
Tram stop Derkinderenstraat is a couple of streets away, served by lines 1, 17, 27 and 28. Bus stops at Jan Tooropstraat and Nachtwachtlaan are nearby, with lines 18 and N83. Amsterdam Lelylaan station is a five-minute walk, offering train connections.
What are the flood and foundation risks for this address?
The foundation risk indication is low. The flood risk is medium, both currently and for 2050. Heat stress is currently low, but is indicated as medium for 2050. These are area-level indications based on public data from sources like the Klimaateffectatlas, not an inspection of this specific home.
How does the price per m² compare to the neighbourhood average?
The asking price per m² is €8,333, based on the agent listing. The neighbourhood average asking price per m² is €6,503. The home's living area of 45 m² is 42% smaller than the neighbourhood average of 78 m², which partly explains the higher price per m².
