A waterside apartment in Diemen
This apartment on Zeezigt 254 sits in Buytenstee, a quiet corner of Diemen where the water is right on your doorstep. Built in 1990, it is a gallery flat on the first living floor, with the calm of a side road and the water nearby. The asking price of €450,000 is 29% below the average asking price of €634,600 in the neighbourhood, which puts it on the low side compared with the local market. For context, the average asking price per m² in the neighbourhood is €5,211, while this home comes in at €5,488 per m². If you are weighing up options, it is worth comparing with other [apartments in Diemen]( /koopwoningen/diemen/appartementen/ ).
Inside the home
The flat has three rooms, including two bedrooms and one bathroom, all on a single floor. The living area is 82 m² according to both the BAG registration and the agent's listing, so there is no discrepancy there. The agent notes double glazing and a central heating boiler, and the home is set on the water along a quiet road. There is a homeowners' association, with a fee of €19,700 per year, which is a significant monthly cost to factor in. The energy label is C, which is a mid-range label, so heating costs will be moderate rather than minimal.
Life in Buytenstee
Buytenstee is a small neighbourhood with around 1,900 residents, and it has a mix of ages, with a quarter of residents between 45 and 65. Residents across the municipality of Diemen give their area an average score of 7.92, based on three reviews. One resident says: "It's a nice neighbourhood, I live among many immigrants from all over the world (Diemen Zuid). I actually like that. Police are also visible and there are 2 train stations, bus and tram plus metro and schools all within walking distance." Another notes: "Well, it's very quiet here, and the street is very safe. You can also easily reach the shopping centre for your daily necessities." A third resident mentions that more social housing and better distribution of housing types could improve the municipality. These reviews reflect the wider municipality rather than this specific neighbourhood, so take them as a general impression. For a closer look at the local area, see [the Buytenstee neighbourhood]( /buurt/buytenstee-diemen/ ).
Amenities and getting around
Daily errands are easy from here. The Jumbo supermarket is just around the corner, about a five-minute walk, and there are other options like Vomar and Albert Heijn a bit further out. For primary education, Noorderbreedte school is a couple of streets away, and there are several other primary schools within a ten-minute walk. The nearest GP and pharmacy are both at Gezondheidscentrum Diemen-Noord, just around the corner. For public transport, bus line 44 stops at Zeezigt, a couple of streets away, and the nearest train station is Diemen, about a ten-minute walk. The hospital OLVG, locatie Oost is in Amsterdam, roughly a 4 km drive. All of this sits within [the municipality of Diemen]( /gemeente/diemen/ ), which has its own character and connections.
WOZ value and address data
The WOZ value of this home is €441,000, based on the reference date of 1 January 2025. The asking price is 2% above this WOZ value, which is a modest difference. Over the five years from 2020 to 2025, the WOZ value rose by 42%, from €311,000 to €441,000, showing steady growth in the area. As for the address itself, there are some area-level indications to note. The noise from road traffic is measured at 50 dB Lden, which is above the noise standard, while rail and air traffic noise are below their respective standards. The foundation risk indication is low, though the soil is peat, which is sensitive to settling. For climate risks, pluvial flooding and flood risk are both medium, and heat stress is currently low but could become medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source and agent
At the time of writing, this home is offered via two channels, including Snoep Makelaardij and Snoep Makelaardij B.V. on Vastgoed Nederland. The listing has been active since 30 October 2026.
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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 Zeezigt 254, Diemen
How does the asking price compare with the WOZ value?
The asking price of €450,000 is 2% above the WOZ value of €441,000, which was set on 1 January 2025. This means the asking price is slightly higher than the municipal valuation, but the difference is small. The WOZ value is the official valuation used by the municipality for tax purposes, not the current market value, so it is one reference point among several when considering the price.
What is the layout of this apartment?
The apartment has three rooms in total, including two bedrooms and one bathroom, all on a single floor. The living area is 82 m², according to both the BAG registration and the agent's listing. It is a gallery flat on the first living floor, built in 1990. The agent notes that the home has double glazing and a central heating boiler, and it is set on the water along a quiet road.
What is the homeowners' association fee?
The homeowners' association fee is €19,700 per year, which is a substantial amount. This fee is paid to the VvE (homeowners' association) and typically covers shared maintenance, insurance, and sometimes a reserve fund for future repairs. Given the size of this fee, it is worth considering how it affects the total monthly costs of owning this home, alongside the mortgage and energy bills.
What is the energy label and what does it mean for costs?
The energy label is C, which is a mid-range label on the scale from A++++ to G. This means the home is not the most efficient, but it is also not the least efficient. In practice, you can expect moderate energy costs for heating and electricity, though the exact amount will depend on your usage and the current energy prices. The agent notes that the home has double glazing, which helps with insulation.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home increased by 42%, from €311,000 to €441,000. This shows a steady upward trend in the municipal valuation over that period. The most recent value, set on 1 January 2025, is €441,000. This development reflects the general price movements in the area, though it does not guarantee future changes.
What are the noise levels around this address?
According to area-level data, the noise from road traffic at this address is measured at 50 dB Lden, which is above the Dutch noise standard. Rail traffic noise is 33 dB Lden and air traffic noise is 43 dB Lden, both below their respective standards. These are indications based on public data for the area, not measurements taken at the home itself, so actual noise levels may vary.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to area-level data. However, the soil type is peat, which is sensitive to settling. This means that while the risk is currently assessed as low, the underlying soil conditions are worth being aware of. This is an area-level indication, not an inspection of this specific home's foundation.
What are the flood and climate risks for this area?
The area-level climate data shows that pluvial flooding (from heavy rain) is medium, and the flood risk is medium both now and in 2050. Heat stress is currently low but is expected to become medium by 2050. These are indications based on public climate data for the area, not a detailed assessment of this property. They give a general picture of what to expect in the coming years.
What supermarkets are nearby?
The nearest supermarket is Jumbo, about 519 metres away, which is roughly a five-minute walk. There are also Vomar at 1,178 metres and Albert Heijn at 1,254 metres, both within a ten-minute walk or a short cycle. For a larger shop, there is an AH XL at 1,513 metres. These options cover daily groceries and more extensive shopping needs.
What schools are close to this apartment?
The nearest primary school is Noorderbreedte, about 545 metres away, which is a couple of streets away. Other primary schools within a ten-minute walk include Montessorischool Steigereiland at 966 metres and Willibrordschool at 1,304 metres. For secondary education, the nearest option is about 4.4 km away, so that would require a longer journey by bike or public transport.
What public transport options are available?
Bus line 44 stops at Zeezigt, about 197 metres away, and also at Meerkoet and Rietzangerweg nearby. The nearest train station is Diemen, about 1.1 km away, which is roughly a ten-minute walk. This gives you access to both bus and rail connections, though the specific destinations and frequencies are not stated here.
How does the price per m² compare with the neighbourhood average?
The asking price per m² for this apartment is €5,488, based on the agent's listing. The average asking price per m² in the neighbourhood is €5,211, so this home is priced slightly above the local average per square metre. However, the total asking price of €450,000 is 29% below the neighbourhood average asking price of €634,600, because this home is smaller than the average property in the area.
