A new-build apartment with a view over the Amstel
This apartment sits on the sixth floor of a 2023 building in Amstelkwartier-Noord, a young part of Amsterdam where the streets are quiet and the water is never far away. The home is part of a development that has grown up around the Amstel river, with wide pavements and a mix of new blocks and green squares. With an asking price of €925,000, the price is in line with the market, based on the average asking price in the neighbourhood. For comparison, apartments in Amsterdam are listed at an average of €9,703 per square metre, and this home comes in at €9,536 per square metre.
Inside the home
The apartment has four rooms, including three bedrooms and one bathroom, all on a single floor. The living area is 97 square metres, according to both the BAG registration and the agent's listing. There is a balcony, a parking space, and the home is on the sixth floor. The property is held under municipal ground lease, with an annual fee of €8,540.96, and the homeowners' association charges €350 per month. The energy label is A++, which is an efficient label, and the building dates from 2023.
Life in Amstelkwartier-Noord
Amstelkwartier-Noord is a neighbourhood that has taken shape in recent years, and residents describe it as calm and green. Across the municipality of Amsterdam, residents give an average score of 7.38 out of 10, based on 258 reviews. One resident says: "Extremely nice and cozy, lots of amenities around, parks, shopping areas, bars, daycares etc." Another resident, who has lived here for over six years, says: "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 the trees, but also notes that the rubbish containers are a daily mess. The neighbourhood has around 3,000 residents, and most households are single-person, at 65 percent. For more on the area, see the Amstelkwartier-Noord neighbourhood.
Amenities and getting around
The pharmacy is just around the corner,, and the nearest supermarket, an AH to go, is a ten-minute walk away. A primary school, Montessorischool de Amstel, is on your doorstep, and a secondary school, Daltonschool Spinoza20first, is a couple of streets away. The nearest GP is in Duivendrecht, about two kilometres away. For public transport, bus line 78 stops at Station Spaklerweg, just around the corner, and the metro at Spaklerweg, with lines 51, 53, 54, 78 and N85, is a short walk. Amsterdam Amstel train station is a ten-minute walk. The municipality of Amsterdam provides the wider context for all these facilities, and you can read more about the municipality of Amsterdam.
WOZ value and address data
The WOZ value for this home is €922,000, based on the reference date of 1 January 2025. The asking price is virtually equal to the WOZ value. Over the past five years, the WOZ value has risen from €98,000 in 2021 to €922,000 in 2025, with the largest jump between 2021 and 2022. As for the address, the noise level from road traffic is 49 dB Lden, which is above the standard, while rail and air traffic noise are below the standard. The foundation risk indication is low, though the soil is peat, which is sensitive to settling. The climate risk indications are area-level: pluvial flooding is low, flood risk is medium for both the current situation and 2050, and heat stress is low now but medium by 2050. These are indications at area level, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including The Real Estate Agency and The Real Estate Agency on Funda.
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Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
Outdoor space
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 382, Amsterdam
How does the asking price compare to the WOZ value?
The asking price is €925,000, while the WOZ value is €922,000 as of 1 January 2025. The asking price is virtually equal to the WOZ value. The WOZ value is the municipal valuation, not the current market value, and it has risen sharply over the past five years, from €98,000 in 2021 to €922,000 in 2025.
What is the layout of this apartment?
The apartment has four rooms in total, including three bedrooms and one bathroom, all on a single floor. The living area is 97 square metres, according to both the BAG registration and the agent's listing. There is a balcony and a parking space, and the home is on the sixth floor of the building.
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 compared to less efficient labels. The building was constructed in 2023, which is recent, but the label itself does not say anything about the specific insulation or installations in this home.
What is the ground lease situation?
The property is held under municipal ground lease, with an annual fee of €8,540.96. This is a recurring cost that you will need to budget for on top of the purchase price. The homeowners' association charges €350 per month, which covers the shared costs of the building.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to area-level data. The soil is peat, which is sensitive to settling, but this is an indication at area level, not an inspection of this specific home. The climate risk indications include medium flood risk for both the current situation and 2050, and medium heat stress by 2050.
What are the noise levels like at this address?
The noise level from road traffic is 49 dB Lden, which is above the standard. Rail traffic noise is 46 dB Lden, which is not above the standard, and air traffic noise is 44 dB Lden, also not above the standard. These are area-level indications based on public data, not measurements inside the home.
What public transport options are nearby?
Bus line 78 stops at Station Spaklerweg, about 86 metres away. The metro at Spaklerweg, with lines 51, 53, 54, 78 and N85, is about 123 metres away. Amsterdam Amstel train station is about 739 metres away, which is a ten-minute walk.
What amenities are within walking distance?
The pharmacy, Apotheek Amstelkwartier Amsterdam, is just around the corner at 73 metres. The nearest supermarket, an AH to go, is about 656 metres away, and an Aldi is at 806 metres. A primary school, Montessorischool de Amstel, is at 11 metres, and a secondary school, Daltonschool Spinoza20first, is at 612 metres.
What is the neighbourhood like according to residents?
Across the municipality of Amsterdam, residents give an average score of 7.38 out of 10, based on 258 reviews. One resident says the area is "extremely nice and cozy" with lots of amenities, parks, shopping areas, bars and daycares. Another resident describes it as "calm, safe and green", though one resident notes that the rubbish containers are a daily mess.
How many apartments are for sale in the neighbourhood?
In the neighbourhood, there are 59 apartments for sale at the moment. The average asking price is €886,542, and the median is €855,000. The average asking price per square metre is €9,703, and the average living area is 91 square metres.
