Westerdok 80
Westerdokseiland, Amsterdam
AreaA waterside apartment in the heart of Amsterdam
This apartment sits on Westerdok, right on the water in the Westerdokseiland area, part of the Haarlemmerbuurt district. It is a lively, central spot where the city feels close at hand. The asking price of €750,000 is 20% below the neighbourhood average asking price of €933,385, which puts it on the sharp side compared with other apartments in Amsterdam.
Inside the home
Built in 2007, this one-floor apartment on the fifth floor has three rooms, two bedrooms and one bathroom. The living area is 97 m² according to both the BAG registration and the agent. It comes with a parking space in the garage, and the heating runs on district heating. The ownership is municipal ground lease, with the perpetual lease already bought off. The monthly homeowners' association fee is €432.30.
Life on Westerdokseiland
Residents of the 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 describes it as "a very pleasant neighbourhood to live in. There is a good atmosphere and there are many amenities." The same resident notes that homeless people and tourists regularly cause nuisance and that the neighbourhood can be unhygienic. The district has around 1,850 inhabitants, and 45% of households are single-person. This is the Westerdokseiland neighbourhood in a nutshell.
Amenities and getting around
Daily life is easy here. An Albert Heijn is just around the corner, with an Ekoplaza a couple of streets away. The Vinse School for secondary education is a five-minute walk, and Montessori Basisschool de Eilanden is also close by. The nearest GP is Medisch Kwartier, and the pharmacy Service Apotheek Mouw & Kruysse is just around the corner. Bus stop Buiten Brouwersstraat, a couple of streets away, serves lines 18, 21, 22, N81, N82, N83, N84 and N88. Amsterdam Centraal station is a ten-minute walk, and the municipality of Amsterdam offers everything else you might need.
WOZ value and address data
The WOZ value for 2025 is €826,000, based on the reference date of 1 January 2025. The asking price is 9% below this value. Between 2020 and 2025, the WOZ value rose by 23%, from €673,000 to €826,000. As for address-level risk data, the road traffic noise is 52 dB Lden, above the norm, while rail, air and industry noise stay below their norms. The foundation risk indication is low, and pluvial flooding at heavy rain is elevated, with flood risk currently low and heat stress medium. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Heeren Makelaars.
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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 80, Amsterdam
How does the asking price compare with the WOZ value?
The asking price of €750,000 is 9% below the WOZ value of €826,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value rose by 23%, from €673,000 to €826,000.
What is the layout of this apartment?
The apartment has three rooms, two bedrooms and one bathroom, all on a single floor on the fifth floor of the building. The living area is 97 m², according to both the BAG registration and the agent. It also includes a parking space in the garage.
What does the energy label B mean for this home?
The home has energy label B. This is an efficient label, so you can expect relatively moderate energy costs compared with less efficient labels. The home was built in 2007 and has district heating. The energy label is a rating of the home's energy performance, not a statement about its structural condition.
What is the homeowners' association fee?
The monthly homeowners' association fee is €432.30. This fee covers the shared costs of the building, such as maintenance and insurance. The exact services included are not detailed in the listing.
What is the noise situation around this address?
According to public address-level data, road traffic noise is 52 dB Lden, which is above the norm. Rail, air and industry noise are all below their respective norms. These are area-level indications from public data sources, not measurements taken inside this specific home.
What are the flood and heat risks for this area?
The area-level indication for pluvial flooding at heavy rain is elevated, while the current flood risk is low and the flood risk for 2050 is also low. Heat stress is currently medium and is expected to remain medium in 2050. These are indications at area level, not an assessment of this particular property.
Which supermarkets are nearby?
An Albert Heijn is just around the corner at about 230 metres, and an Ekoplaza is about 446 metres away. A second Albert Heijn is at 539 metres, and an AH to go is at 690 metres. In total, there are 149 supermarkets within five kilometres.
What schools are close to this apartment?
The Vinse School for secondary education is about 286 metres away, and Montessori Basisschool de Eilanden is at 413 metres. Other primary schools within a short distance include de Burght at 601 metres and De Zeeheld at 795 metres. In total, there are 210 schools within five kilometres.
How is the public transport connection?
The nearest bus stop is Buiten Brouwersstraat at about 202 metres, serving lines 18, 21, 22, N81, N82, N83, N84 and N88. The Westerdoksdijk stop with line 48 is at 240 metres. Amsterdam Centraal train station is about 809 metres away, a ten-minute walk.
What do residents say about the Haarlemmerbuurt district?
Residents of the 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 describes it as "a very pleasant neighbourhood to live in. There is a good atmosphere and there are many amenities," while noting that homeless people and tourists regularly cause nuisance.
How does the asking price compare with other homes in the neighbourhood?
The asking price of €750,000 is 20% below the neighbourhood average asking price of €933,385. The median asking price in the neighbourhood is €695,000, and the average price per m² is €8,487. This apartment is priced at €7,732 per m² based on the agent's listing.
What is the ownership structure of this apartment?
The apartment is on municipal ground lease, with the perpetual lease already bought off. This means the ground lease has been settled in advance, so there is no recurring ground rent to pay. The details of the lease are not further specified in the listing.
