A grand villa on the water's edge
This detached villa on Achterdijk sits right on the water in Ouderkerk aan de Amstel, a village that feels a world away from the bustle of Amsterdam yet is close enough for an easy commute. The setting is calm, with a free view and a quiet road, and the house itself is a striking presence in the centre of the village. With a price of €1,995,000, the asking price is on the high side compared with the average asking price in the neighbourhood. For context, the average asking price for a home here is €1,055,542, and this villa is one of the detached houses in Ouder-Amstel.
A home with space and light
Built in 2001, this villa offers 6 rooms, 5 bedrooms and 3 bathrooms spread over 3 floors, with a volume of 791 m³. The living area is listed as 235 m² by the agent, while the BAG registration records 230 m². The plot is 545 m² according to the agent, but the BAG registration states 235 m². The garden, which faces south, includes a rear garden of 140 m² and a front garden, and there is a detached brick garage and a balcony. The home is fully insulated, has a central heating boiler, and is in full ownership. The energy label is B.
Life in Ouderkerk aan de Amstel
Ouderkerk aan de Amstel is a village with a strong sense of community, where residents give their neighbourhood an average score of 7.84 out of 10, based on eight reviews. One resident says: "Fun and always cosy", adding that there are many children living here and it is always cosy and certainly very safe. Another resident notes that the neighbourhood is small, with different types of houses and nice people, though they mention that safety could be improved with more lampposts and that parking can be scarce. The village has around 8,250 inhabitants, and about 41% of households have children. It is a place where people seem to know each other, and the mix of housing types adds to its character. For more on the area, see the Ouderkerk aan de Amstel neighbourhood.
Daily life and getting around
For everyday needs, the PLUS supermarket is just around the corner, with Jumbo and Lidl a bit further away. The nearest primary school, Openbare Basisschool Jan Hekman, is a five-minute walk, and there are several other schools within a short distance. The GP practice Huisartspraktijk Aemstelwijck and the BENU Apotheek Aemstelwijck are both about a ten-minute walk away, and Ziekenhuis Amstelland is a short drive. For public transport, bus line 171 stops at Ouderkerk West, a five-minute walk, and there are more connections at Ouderkerk Oost with lines 171, 300, 356 and N30. The nearest train station is Amsterdam Bijlmer ArenA, about 4 km away. The village is part of the municipality of Ouder-Amstel, which offers a mix of rural calm and urban convenience.
WOZ value and address data
The WOZ value of the home is €1,377,000, with a reference date of 1 January 2025. The asking price is 45% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 20%, from €1,148,000 to €1,377,000. As for the address, the noise level from road traffic is 55 dB Lden, which is above the noise standard, while aircraft noise at 45 dB Lden and industrial noise at 47 dB Lden are both below the standard. The foundation risk indication is low, though the soil is peat, which is sensitive to settling, and this is an area-level indication, not an inspection of this specific home. For climate, the pluvial flooding risk is elevated, the flood risk is medium both now and in 2050, and heat stress is low now but medium by 2050. These are area-level indications based on public data.
Source and agent
At the time of writing, the home is offered via multiple channels, including Geijsel Makelaardij and Geijsel Makelaardij on Funda.
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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 Achterdijk 49, Ouderkerk Aan De Amstel
How does the asking price compare with the neighbourhood average?
The asking price of €1,995,000 is 89% above the average asking price in the neighbourhood, which is €1,055,542. The price per square metre is €8,489, based on the agent's listed living area of 235 m². The price verdict is that the asking price is on the high side compared with the neighbourhood average. This is a precomputed comparison, so it reflects the market position of this home relative to others in the area.
What is the layout of this villa?
The villa has 6 rooms, including 5 bedrooms and 3 bathrooms, spread over 3 floors. The total volume is 791 m³. The agent lists the living area as 235 m², while the BAG registration records 230 m². There is a balcony, a detached brick garage, and a garden facing south, which includes a rear garden of 140 m² and a front garden. The home is fully insulated and has a central heating boiler.
What is the WOZ value of this home?
The WOZ value is €1,377,000, with a reference date of 1 January 2025. The asking price is 45% above this WOZ value. Between 2020 and 2025, the WOZ value increased by 20%, from €1,148,000 to €1,377,000. The WOZ value is the municipal valuation for tax purposes, not the current market value, and it is set by the municipality.
What are the noise levels around this address?
The noise level from road traffic is 55 dB Lden, which is above the noise standard. Aircraft noise is 45 dB Lden, and industrial noise is 47 dB Lden, both below the standard. These are area-level indications based on public data from Atlas Leefomgeving, not measurements taken at the property itself. The noise data is from 2022 for road and air traffic, and 2024 for industry.
What is the foundation risk for this home?
The foundation risk indication is low. The soil type is peat, which is sensitive to settling, and the postcode area is a KCAF attention area, where 50% of properties were built before 1970. This is an area-level indication, not an inspection of this specific home. The information comes from public data sources such as KCAF and Atlas Leefomgeving.
What are the flood and climate risks for this address?
The pluvial flooding risk is elevated, meaning there is a higher chance of flooding from heavy rain. The flood risk is medium both now and in 2050. Heat stress is low now, but is expected to be medium by 2050. These are area-level indications based on the Klimaateffectatlas, and they do not constitute an inspection of this specific property.
Which supermarkets are nearby?
The nearest supermarket is PLUS, about 480 metres away, which is a five-minute walk. Jumbo is about 1.3 km away, and Lidl and Vomar are both about 1.6 km away. Albert Heijn is about 1.9 km away. There are 39 supermarkets within 5 km, so you have plenty of choice for daily groceries.
Which schools are close to this home?
The nearest primary school is Openbare Basisschool Jan Hekman, about 420 metres away, which is a five-minute walk. Amstelschool is about 1.1 km away, and Katholieke Basisschool Het Kofschip is about 1.3 km away. For secondary education, Futuris is about 1.4 km away. There are 64 schools within 5 km, including primary and secondary options.
What public transport options are available?
The nearest bus stop is Ouderkerk a/d Amstel, Ouderkerk West, about 570 metres away, served by bus line 171. Another stop, Ouderkerk Oost, is about 1.2 km away and is served by lines 171, 300, 356 and N30. The nearest train station is Amsterdam Bijlmer ArenA, about 4 km away. These connections provide access to the wider region.
What is the neighbourhood like according to residents?
Residents of Ouderkerk aan de Amstel give their neighbourhood an average score of 7.84 out of 10, based on eight reviews. One resident says: "Fun and always cosy", noting that there are many children living here and it is always cosy and certainly very safe. Another resident mentions that the neighbourhood is small, with different types of houses and nice people, though they note that safety could be improved with more lampposts and parking can be scarce.
