Van Breestraat 23H
Concertgebouwbuurt, Amsterdam
AreaA grand apartment in the Concertgebouwbuurt
This stately apartment on Van Breestraat sits in the heart of the Concertgebouwbuurt, one of Amsterdam's most cultured quarters. The 1898 building has a classic period feel, and the home itself spans three floors with six rooms, three bedrooms and one bathroom. At 172 square metres according to the BAG registration, or 177 square metres as the agent lists it, there is generous space throughout. The asking price of €2,100,000 is keen compared with the average asking price in the neighbourhood, which comes in at €2,488,636. For context, that puts it below the average for apartments in Amsterdam.
Inside the home
The apartment has a south-facing rear garden of 23 square metres, a CV boiler for heating, and is offered in full ownership. The agent describes the setting as south-facing, which means the garden and main living spaces catch the sun through the day. With three floors, the layout gives a sense of separation between living, sleeping and working areas. The energy label is A, an efficient label, so running costs should be relatively modest.
The Concertgebouwbuurt
Life here revolves around culture and convenience. The Concertgebouw concert hall is a couple of streets away, and the area is dotted with galleries, cafes and restaurants. Residents across the municipality of Amsterdam give their living environment an average score of 7.37, based on 256 reviews. One resident says: "Extremely nice and cozy. Lots of amenities around, parks, shopping areas, bars, daycares etc." Another describes the area as "calm, green and evolving", noting it has changed a lot in recent years. The neighbourhood has around 1,835 inhabitants, with a mix of ages and household types. For a closer look at what the area offers, see the Concertgebouwbuurt neighbourhood.
Amenities and transport
Daily errands are easy from here. An Albert Heijn supermarket is on your doorstep, with another a couple of streets away, and a SPAR just around the corner. The Hildebrand Van Loonschool is on your doorstep, and Basisschool Het Museumkwartier is a couple of streets away. The nearest GP, Huisartsen Van Baerle, is a couple of streets away, and the Lairesse Apotheek is just around the corner. Tram stop Concertgebouw is on your doorstep, with lines 5, 12, 24, N84 and N88, and the Van Baerlestraat stop is just around the corner with line 12. Amsterdam Zuid station is a ten-minute walk away. For more on the wider area, see the municipality of Amsterdam.
WOZ and address data
The WOZ value is €1,725,000 as of 1 January 2025, and the asking price sits 22% above that figure. Between 2020 and 2025, the WOZ value rose by 30%, from €1,322,000 to €1,725,000. As for the address itself, the area-level indications show road traffic noise at 44 dB, rail noise at 32 dB and aircraft noise at 46 dB, none above the relevant standards. The foundation risk indication is medium, which is an area-level indication based on the fact that the building dates from before 1970. Pluvial flooding risk at heavy rain is elevated, while current flood risk is low, and heat stress is currently medium but expected to rise by 2050. These are all area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Visch & van Zeggelaar Groot Amsterdam, Pararius and 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 Van Breestraat 23H, Amsterdam
How does the asking price compare to the WOZ value?
The WOZ value is €1,725,000 as of 1 January 2025. The asking price of €2,100,000 is 22% above that figure. This is a precomputed comparison, and it is up to you to decide what it means for your own situation. The WOZ value is the municipal valuation, not the current market value, and it is used for tax purposes.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose by 30%, from €1,322,000 to €1,725,000. The value increased steadily over that period, with a notable jump between 2021 and 2022, followed by a slight dip in 2023 and then a recovery to the current level. This gives a sense of how the municipal valuation has tracked the market.
What is the layout of this apartment?
The apartment has six rooms in total, including three bedrooms and one bathroom, spread over three floors. The living area is 172 square metres according to the BAG registration, while the agent lists it as 177 square metres. There is also a south-facing rear garden of 23 square metres, and the property is in full ownership.
What is the foundation risk for this address?
The foundation risk indication for this address is medium. This is an area-level indication based on the fact that the building dates from 1898, before 1970, and that 100% of properties in this postcode area were built before 1970. It is not an inspection of this specific home, but a general indication for the area.
What are the noise levels like at this address?
The area-level noise indications show road traffic noise at 44 dB, rail noise at 32 dB and aircraft noise at 46 dB, all measured in Lden and none above the relevant standards. These figures come from public data at address level and give an indication of the acoustic environment, not a measurement inside the home itself.
What is the climate risk for this address?
The area-level climate indications show that pluvial flooding risk at heavy rain is elevated, while current flood risk is low and expected to remain low by 2050. Heat stress is currently medium but is expected to become elevated by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
Which supermarkets are nearby?
An Albert Heijn is on your doorstep at 204 metres, with another at 574 metres, a SPAR at 629 metres, and further Albert Heijn branches at 692 and 759 metres. With 156 supermarkets within five kilometres, you will never be far from a grocery store, whether you prefer a quick top-up or a full weekly shop.
What schools are close to this apartment?
The Hildebrand Van Loonschool is on your doorstep at 222 metres, and Basisschool Het Museumkwartier is a couple of streets away at 310 metres. The Nicolaas Maes primary school is at 322 metres, and the Sweelinck College secondary school is at 400 metres. Several other primary schools are within a short walk.
What public transport options are available?
The Concertgebouw tram stop is on your doorstep at 178 metres, with lines 5, 12, 24, N84 and N88. The Amsterdam Concertgebouw bus stop is at 186 metres with lines 357, 397, N47, N57 and N97, and the Van Baerlestraat tram stop is at 206 metres with line 12. Amsterdam Zuid station is 2.4 kilometres away.
How does the asking price compare to the neighbourhood average?
The asking price of €2,100,000 is 16% below the average asking price in the Concertgebouwbuurt, which is €2,488,636. The neighbourhood has 22 homes currently for sale, with prices ranging from €695,000 to €7,480,000. The average price per square metre in the neighbourhood is €16,937, while this home is listed at €11,864 per square metre.
What do residents say about living in this area?
Residents across the municipality of Amsterdam give their living environment an average score of 7.37, based on 256 reviews. One resident says: "Extremely nice and cozy. Lots of amenities around, parks, shopping areas, bars, daycares etc." Another describes the area as "calm, green and evolving", noting it has changed positively in recent years. These reviews describe the wider municipality, not specifically the Concertgebouwbuurt.
What is the energy label of this apartment?
The energy label is A, which is an efficient label. This means the home is likely to have relatively modest energy costs compared with less efficient labels. The label is a formal classification and does not say anything about the condition of the building itself, which dates from 1898.
