A leafy spot on the water
This end-of-terrace house sits on the Emmakade in the Oranjebuurt, a quiet corner of Amstelveen where the water and the woodland edge set the tone. The asking price of €1,275,000 is 55% below the average asking price in the neighbourhood, which comes to €2,836,333. That comparison is precomputed against the local market, and the verdict is that the price is keen. For context, end-of-terrace houses in Amstelveen are part of a varied supply, with 15 homes currently on the market in this neighbourhood.
The home itself
Built in 1948, this house spans three floors and offers six rooms, including five bedrooms and two bathrooms. The living area is 153 m² according to the agent, while the BAG registration lists 155 m²; the plot is 237 m² in both. The garden is a south-facing back garden of 105 m², with a front garden and side garden, and it is accessible via the back. The property is fully insulated, has a central heating boiler, and is freehold. The setting is described as at the edge of the woods, on a quiet road, by the water, with open views.
Life in the Oranjebuurt
The Oranjebuurt is a small neighbourhood with about 920 residents, and it feels like a close-knit community. Residents across the municipality of Amstelveen give their living environment an average score of 7.96, based on 58 reviews. One resident says: "I have never had any problems in the neighbourhood and hardly any nuisance." Another adds: "Nice neighbourhood to live in with all amenities nearby and pleasant people." These reviews reflect the wider municipality, not just this specific neighbourhood. The area has a mix of ages, with a third of residents between 45 and 65, and about 20% under 15. For more on the local character, see the Oranjebuurt neighbourhood.
Amenities and transport
Daily errands are easy from here. The Lidl is just around the corner, with Jumbo and Albert Heijn a short walk further. For primary education, the Roelof Venema School and St. Jozefschool are both within a ten-minute walk. The nearest GP is Medisch Centrum Molenweg, Huisartsenpraktijk Gielen & Rimmelzwaan, and the pharmacy is Apotheek Dr. Amelink, both a couple of streets away. Bus stop Julianapark is on your doorstep, served by line 174, and Graaf Florislaan stop, with lines 178, 257, 357, N47 and N57, is a five-minute walk. Amsterdam Zuid station is about 2.9 km away. The municipality of Amstelveen offers a range of services and connections, as described on the municipality of Amstelveen.
WOZ and address data
The WOZ value for this home is €1,022,000, with a reference date of 1 January 2025. The asking price is 25% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 45%, from €707,000 to €1,022,000. As for the area, the noise level from road traffic is 49 dB Lden, which is above the norm, and aircraft noise is 58 dB Lden, also above the norm; railway noise is 32 dB Lden, below the norm. The foundation risk indication is elevated, based on the clay soil and the pre-1970 construction era, but this is an area-level indication, not an inspection of this specific home. Pluvial flooding risk is low, while flood risk is medium now and in 2050; heat stress is low now, medium in 2050.
Source and agent
At the time of writing, this home is offered via multiple channels, including Wind makelaars and listings on Funda and Huispedia.
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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 Emmakade 32, Amstelveen
How does the asking price compare to the WOZ value?
The asking price of €1,275,000 is 25% above the WOZ value of €1,022,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price difference is a fact from the listing, and it is up to you to interpret what it means for your situation.
What is the layout of this house?
The house has three floors and contains six rooms in total, including five bedrooms and two bathrooms. The living area is 153 m² according to the agent, while the BAG registration lists 155 m². The plot is 237 m². The garden is a south-facing back garden of 105 m², with a front garden and side garden, accessible via the back.
What is the energy label and what does it mean?
The energy label is C. This label indicates the energy performance of the home as registered, but it does not tell you about the structural condition. The agent states that the home is fully insulated and has a central heating boiler. You can expect moderate energy costs for a home of this size and age, but the label alone does not guarantee specific costs.
What is the foundation risk in this area?
The foundation risk indication for this address is elevated, according to public data from the Klimaateffectatlas and KCAF. This is based on the clay soil and the fact that the home was built in 1948, a period when wooden piles or shallow foundations were common. It is an area-level indication, not an inspection of this specific home. In this postcode area, 76% of properties were built before 1970, and 3% have an elevated risk of pile rot.
What amenities are nearby?
The Lidl is about 550 metres away, Jumbo about 780 metres, and Albert Heijn about 960 metres. For primary education, the Roelof Venema School is 735 metres away and St. Jozefschool is 826 metres. The nearest GP is Medisch Centrum Molenweg, Huisartsenpraktijk Gielen & Rimmelzwaan, at 902 metres, and the pharmacy is Apotheek Dr. Amelink, at 911 metres. Amsterdam UMC hospital is about 2.1 km away.
How is the public transport connection?
Bus stop Julianapark is 134 metres away, served by line 174. Stop Prins Bernhardlaan is 212 metres away, also line 174. Graaf Florislaan stop, at 327 metres, offers lines 178, 257, 357, N47 and N57. The nearest train station is Amsterdam Zuid, about 2.9 km away. These are the stops and lines as listed in the data.
What is the neighbourhood like?
The Oranjebuurt has about 920 residents. Residents across the municipality of Amstelveen give their living environment an average score of 7.96, based on 58 reviews. One resident says: "I have never had any problems in the neighbourhood and hardly any nuisance." Another says: "Nice neighbourhood to live in with all amenities nearby and pleasant people." These reviews reflect the wider municipality, not just this specific neighbourhood.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value increased by 45%, from €707,000 to €1,022,000. The reference date for the current value is 1 January 2025. This development is a historical fact from the municipal records, and it does not predict future changes in value.
