A bright start on the water
This apartment sits on Westerdok, right on the water in the Westerdokseiland area of Amsterdam. It is a calm, modern spot that still feels part of the city's energy. The asking price of €485,000 is 44% below the average asking price in the neighbourhood, which comes to €868,933. It is also the cheapest of the 30 homes currently for sale in this part of town. For context, the average asking price for apartments in Amsterdam sits at a different level entirely.
A compact, modern layout
Built in 2008, this is a one-bedroom apartment on the first floor, with one bathroom and a single level. The living area is listed at 56 m² by the agent, while the BAG registration records 55 m². The home has a volume of 207 m³. The energy label is A, which is an efficient label, so you can expect relatively modest energy costs. The apartment is offered for sale at €8,661 per m², based on the agent's floor area.
Life around Westerdokseiland
Residents of the wider Haarlemmerbuurt district give their living environment an average score of 7.03, based on three reviews. One resident says: "everything at hand, it's the centre, centrally located." Another notes: "I find the Haarlemmerbuurt a very pleasant neighbourhood to live in. There is a good atmosphere and there are many amenities." The same resident adds that homeless people and tourists regularly cause nuisance and that the neighbourhood can be unhygienic. The district has a mix of ages, with 23% of residents aged 65 or over and 28% between 25 and 45. For more on the area, see the Westerdokseiland neighbourhood.
Daily errands and getting around
A five-minute walk brings you to the Albert Heijn on Westerdok, and the Ekoplaza is just around the corner. For primary education, Montessori Basisschool de Eilanden is a couple of streets away, and Vinse School for secondary education is also within walking distance. The nearest GP, Medisch Kwartier, is a ten-minute walk, and the pharmacy Service Apotheek Mouw & Kruysse is just around the corner. Bus stop Westerdoksdijk is on your doorstep with line 48, and Buiten Oranjestraat, a five-minute walk, offers lines 18, 21, 22 and night buses. Amsterdam Centraal station is a ten-minute walk. The municipality of Amsterdam covers all of this.
WOZ value and area-level data
The WOZ value for this home is €612,000, based on the reference date of 1 January 2025. The asking price is 21% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 31%, from €467,000 to €612,000. As for the area, the noise from road traffic is 41 dB Lden, from rail 45 dB Lden, and from air traffic 45 dB Lden, all below the relevant standards. The foundation risk indication is low, and the pluvial flooding risk is medium, with a low flood risk now and in 2050. These are area-level indications, not an inspection of this specific home.
Offered via one agent
At the time of writing, the home is offered only via Engel & Völkers Amsterdam.
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Features
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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 Westerdok 380, Amsterdam
How does the asking price compare to the WOZ value?
The asking price of €485,000 is 21% below the WOZ value of €612,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also 44% below the average asking price in the neighbourhood, which is €868,933, and it is the cheapest of the 30 homes currently for sale in Westerdokseiland.
What is the layout of this apartment?
This is a one-bedroom apartment on the first floor, with one bathroom and a single level. The agent lists the living area at 56 m², while the BAG registration records 55 m². The volume is 207 m³. Built in 2008, the home has an energy label A, which is an efficient label, so energy costs are likely to be relatively low.
What is the WOZ value and how has it changed?
The WOZ value is €612,000, based on the reference date of 1 January 2025. Over the past five years, the value has increased by 31%, from €467,000 in 2020 to €612,000 in 2025. The asking price is 21% below this WOZ value. The WOZ value is determined by the municipality and does not necessarily reflect the current market value.
What are the noise levels around this address?
The area-level noise data shows road traffic at 41 dB Lden, rail traffic at 45 dB Lden, and air traffic at 45 dB Lden, all below the relevant standards. These figures come from public data on the Atlas Leefomgeving and are indications for the area, not measurements taken at this specific home.
What amenities are within walking distance?
The Albert Heijn on Westerdok is a five-minute walk, and the Ekoplaza is just around the corner. Montessori Basisschool de Eilanden is a couple of streets away, and Vinse School for secondary education is also within walking distance. The pharmacy Service Apotheek Mouw & Kruysse is just around the corner, and the nearest GP, Medisch Kwartier, is a ten-minute walk.
How is the public transport connection?
Bus stop Westerdoksdijk is on your doorstep, with line 48. Buiten Oranjestraat, a five-minute walk, offers lines 18, 21, 22 and night buses N81, N82, N83, N84 and N88. Amsterdam Centraal station is a ten-minute walk away, giving you access to national rail connections.
What do residents say about the area?
Residents of the Haarlemmerbuurt district, which includes Westerdokseiland, give their living environment an average score of 7.03, based on three reviews. One resident says: "everything at hand, it's the centre, centrally located." Another mentions a good atmosphere and many amenities, but also notes nuisance from homeless people and tourists, and that the neighbourhood can be unhygienic.
Is there a risk of flooding in this area?
The area-level climate data indicates a low flood risk now and in 2050, and a medium risk of pluvial flooding during heavy rain. These are indications for the area, not an assessment of this specific home. The foundation risk indication is low.
