A new-build home in Amstelkwartier-Noord
This apartment sits on a quiet road in a residential area of Amstelkwartier-Noord, a young neighbourhood in Amsterdam that has taken shape in recent years. The building dates from 2023, so everything is fresh and modern. With an energy label A++, this is an efficient home. The asking price of €825,000 is keen compared with the average asking price of €865,218 in the neighbourhood. For more context, you can compare it with other apartments in Amsterdam.
The home itself
This upper-floor apartment (bovenwoning) has three rooms, two bedrooms and two bathrooms on one floor. The living area is 96 m² according to the agent, while the BAG registration lists 87 m². The home has a balcony. It is fully insulated, with roof, wall and floor insulation, and has underfloor heating throughout plus a heat recovery system. The property is on municipal leasehold, with an annual canon of €8,454 that can be bought off. The homeowners' association fee is €245.45 per month.
Life in Amstelkwartier-Noord
Amstelkwartier-Noord is a calm, green part of Amsterdam, according to residents across the municipality. In a survey of 258 residents, the municipality scores an average of 7.38. One resident says: "Extremely nice and cozy. Lots of amenities around, parks, shopping areas, bars, daycares etc." Another adds: "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 trees, but also notes that the area around the waste containers can be messy. The neighbourhood has around 3,000 residents, and most homes were built after 2010. This is the Amstelkwartier-Noord neighbourhood.
Amenities and transport
Daily errands are easy from here. The pharmacy is on your doorstep, and a large supermarket is a ten-minute walk away. Montessorischool de Amstel is right next to the building, and a secondary school is a couple of streets away. The nearest GP is in Duivendrecht, about 2 km away. For public transport, bus line 78 stops at Station Spaklerweg just around the corner, and metro lines 51, 53, 54 and 78 are at Spaklerweg, a short walk. Amsterdam Amstel station is a ten-minute walk. This all falls within the municipality of Amsterdam.
WOZ and address data
The WOZ value for this home is €882,000, based on the reference date 1 January 2025. The asking price is 6% below the WOZ value. Over the past five years, the WOZ value has risen from €96,000 in 2021 to €882,000 in 2025. As for the area, the noise levels from road, rail and air traffic are all below the relevant standards. The foundation risk indication is low, though the soil is peat, which is sensitive to settling. The climate indications for this address are: pluvial flooding at heavy rain is low, flood risk is medium now and in 2050, and heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, this home is offered via multiple channels, including Barnsteen Makelaars en Taxateurs.
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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 Welnastraat 380, Amsterdam
How does the asking price compare to the WOZ value?
The asking price of €825,000 is 6% below the WOZ value of €882,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also keen compared with the average asking price in the neighbourhood, which is €865,218.
What is the layout of this apartment?
According to the agent, this upper-floor apartment has three rooms, two bedrooms and two bathrooms, all on one floor. The living area is 96 m² as listed by the agent, while the BAG registration records 87 m². There is a balcony. The home is fully insulated and has underfloor heating throughout.
What is the energy label and what does it mean?
The energy label is A++, which is an efficient label. This means the home is likely to have relatively low energy costs. The agent also states that the home has roof, wall and floor insulation, as well as a heat recovery system. No further details on energy performance are given in the listing.
What is the leasehold situation?
The property is on municipal leasehold (gemeentelijke erfpacht). The annual canon is €8,454, and there is an option to buy off the leasehold. The homeowners' association fee is €245.45 per month. These are the figures stated in the listing.
What are the noise levels like at this address?
The noise levels at this address are all below the relevant standards. Road traffic noise is 45 dB Lden, railway noise is 47 dB Lden, and aircraft noise is 44 dB Lden, based on the reference years 2022 and 2023. These are area-level indications from public data, not measurements inside the home.
What is the foundation risk for this home?
The foundation risk indication for this address is low. The soil type is peat, which is sensitive to settling. This is an area-level indication based on public data, not an inspection of this specific property. No further details are provided in the listing.
What are the climate risks for this area?
The climate indications for this address are: pluvial flooding at heavy rain is low, flood risk is medium both now and in 2050, and heat stress is low now but medium by 2050. These are area-level indications from the Klimaateffectatlas, not a prediction for this specific home.
Which schools are near this apartment?
Montessorischool de Amstel, a primary school, is right next to the building. A secondary school, Daltonschool Spinoza20first, is about 600 metres away. There are also other primary schools within about a kilometre, including IBS Elif Amsterdam and Daltonbasisschool De Rivieren.
What public transport options are available?
Bus line 78 stops at Station Spaklerweg, about 86 metres away. Metro lines 51, 53, 54 and 78 are at Spaklerweg, about 123 metres away. Amsterdam Amstel train station is about 739 metres away. These are the nearest options according to the listing data.
What do residents say about living in this area?
Residents across the municipality of Amsterdam give an average score of 7.38, based on 258 reviews. One resident says the area is "extremely nice and cozy" with lots of amenities. Another mentions it is "calm, safe and green", though one resident notes that the area around waste containers can be messy. These reviews describe the municipality, not specifically Amstelkwartier-Noord.
