Homes for sale in Circus/Kermisbuurt, Amsterdam
Discover the current supply of homes for sale in Circus/Kermisbuurt and compare neighbourhoods based on real resident reviews and current market data.
House prices and market figures Circus/Kermisbuurt, Amsterdam
The owner-occupied market in the Circus/Kermisbuurt is relatively accessible by Amsterdam standards. Of the 643 homes in the neighbourhood, 55% are owner-occupied, which means there is a solid ownership base. The average WOZ value is €406,000, clearly below the average for the Oostzanerwerf district (€435,000) and significantly below the Amsterdam average of €517,000. This price difference makes the neighbourhood interesting for buyers who want Amsterdam but don't want to pay top prices.
Over the past twelve months, 16 homes changed hands, with an average purchase price of €408,125. The range runs from €320,000 to €585,000, indicating that both entry-level and more spacious homes are available. With an average sold area of 73 m², the price per square metre comes to approximately €5,590. The supply consists mainly of apartments and smaller porch flats, typical of the construction period of this part of Noord. See the top of this page for the current supply and asking prices for the most recent market situation.
Living in Circus/Kermisbuurt, Amsterdam
The Circus/Kermisbuurt is a compact, quiet residential neighbourhood on the west side of Amsterdam-Noord, located in the Oostzanerwerf district. The name refers to the historical function of the area: fairs and circuses used to be held here on the open grounds along the IJ. This spaciousness is still somewhat visible in the wide streets and relatively low building density compared to the busier parts of Noord.
The housing stock consists largely of porch flats and apartment buildings from the 1960s and 1970s, interspersed with some newly built apartments added in recent years. The neighbourhood has a mixed character: 37% of homes are owned by housing corporations, ensuring a diverse population composition. The largest group of residents is between 25 and 45 years old, and single-person households are the most common. This gives the neighbourhood a certain dynamism without being distinctly student-like or family-oriented.
Daily shopping can be done in the neighbourhood at the supermarkets along the Nieuwe Purmerweg or at the nearby Banne Buiksloot shopping centre, within cycling distance. For larger purchases or a more extensive range of shops, the Buikslotermeerplein shopping centre is quickly accessible. Children in the neighbourhood attend primary schools in the immediate vicinity, including schools that fall under the partnership in Amsterdam-Noord. Green spaces are present in the form of small playgrounds and park fields, but for truly extensive greenery, you cycle towards the Twiske, where neighbours in Twiske-West literally live next to the recreation area.
Accessibility is a point that residents both appreciate and sometimes criticise. With the ferry across the IJ, you are at Amsterdam Central Station in a quarter of an hour, and bus services to the centre and Zaandam run regularly. Yet you notice that the neighbourhood is not directly at a metro stop: the North/South line stops in Noord at Noord station, and from there the Circus/Kermisbuurt is still a bit further. By bike that is no problem, but for those dependent on public transport, it requires some planning. By car, the connection to the A10 and A8 via the Coentunnel is relatively quick.
Residents appreciate the tranquillity and affordability compared to the rest of Amsterdam. On the neighbourhood main page of Circus/Kermisbuurt you can read all reviews and neighbourhood scores. One resident writes: "You just live here quietly, without the hustle and bustle of the centre, but you're there quickly if you want. The neighbourhood is not spectacular, but it is pleasant and affordable." Points of criticism sometimes concern the appearance of the older apartment buildings and parking during peak hours. Compared to the Walvisbuurt or the Melkweg/Oostzanerwerf, the Circus/Kermisbuurt is slightly less developed, but also slightly cheaper. Those looking for more urban allure can also look at the Haarlemmerbuurt or the Jordaan, but then you pay considerably more.
Who is a home for sale in Circus/Kermisbuurt interesting for?
The neighbourhood best suits starters and young dual-income couples who want to buy an affordable apartment in Amsterdam without paying the absolute top price. With an entry price from €320,000 and an average of €408,125, there are options for people with a modal income or modest personal assets. Those moving up who are looking for space can find options in the higher price range up to €585,000, although supply is limited: on average only 16 homes are sold per year. Overbidding is less extreme in this segment than in the centre, but do count on it. Seniors who want to live smaller in a quiet environment also fit well in this neighbourhood profile. Those who prefer to rent can view the rental homes in Circus/Kermisbuurt, because 45% of the stock is rental housing. More information about municipal housing policy can be found on the website of the municipality of Amsterdam.
What residents say about Circus/Kermisbuurt
On Buurtje.nl we collect resident reviews per neighbourhood, broken down by themes such as safety, amenities, green spaces and atmosphere. The Circus/Kermisbuurt scores solidly on tranquillity and affordability, but less pronounced on liveliness and appearance of public space. One resident sums it up aptly: "It's not a neighbourhood to be proud of posting on Instagram, but you live there pleasantly and affordably, and that's what counts." View all reviews and full neighbourhood data on the overview page of the Circus/Kermisbuurt.
Compare homes for sale in and around Circus/Kermisbuurt
Buurtje.nl bundles supply from more than 1,500 sources in one place, supplemented with neighbourhood scores and resident reviews that you won't find anywhere else on purchase pages. This way you can compare not only homes, but also neighbourhoods. View supply in the broader district via homes for sale in Oostzanerwerf, or explore adjacent neighbourhoods such as Molenwijk and Oostzanerdijk. For a broader overview of the Amsterdam owner-occupied market, including all districts and price levels, you can visit the page homes for sale in Amsterdam.
Frequently asked questions
What is the cost of a home in Circus/Kermisbuurt?
Over the past twelve months, the average purchase price in Circus/Kermisbuurt was €408,125. The range runs from €320,000 to €585,000, with an average sold area of 73 m². This works out to a price per square metre of approximately €5,590. Buying a home in Circus/Kermisbuurt is therefore more affordable than the Amsterdam average.
What is the WOZ value in Circus/Kermisbuurt?
The average WOZ value in Circus/Kermisbuurt is €406,000. This is below the district average of Oostzanerwerf (€435,000) and significantly below the Amsterdam average of €517,000. The lower WOZ value reflects the predominantly older housing stock and the location outside the more sought-after core neighbourhoods of the city.
What is it like to live in Circus/Kermisbuurt?
Living in Circus/Kermisbuurt is quiet and relatively affordable for Amsterdam. The neighbourhood has a mixed character with both owner-occupied homes and social housing, and attracts mainly young working people and small households. Residents appreciate the tranquillity and accessibility via the ferry, but sometimes mention the appearance of the older buildings as a point for improvement. Read all resident reviews on the neighbourhood main page for a complete picture.
Is Circus/Kermisbuurt suitable for first-time buyers?
Yes, the neighbourhood is certainly interesting for first-time buyers looking to buy an apartment in Amsterdam. With entry-level prices from €320,000 and an average of over €408,000, there are options within reach of first-time buyers with a modal income or a modest savings buffer. Supply is limited, with an average of 16 sales per year, so acting quickly is important. Single-person households are the largest group in the neighbourhood, which fits the first-time buyer segment.
How accessible is Circus/Kermisbuurt?
The neighbourhood is well connected to Amsterdam city centre by bike and ferry: via the ferry across the IJ you can reach Central Station in about fifteen minutes. Buses run towards the centre and Zaandam. There is no direct metro stop in the immediate vicinity; Noord station is some distance away. By car, the connection to the A10 and A8 via the Coentunnel is relatively quick to reach.
What type of homes are for sale in Circus/Kermisbuurt?
The supply mainly consists of apartments and maisonettes, largely built in the 1960s and 1970s. New-build apartments have also been added in recent years. Detached houses or spacious family homes are rare in this neighbourhood. The average sold area is 73 m², which is typical of the compact housing type that dominates this part of Amsterdam-Noord.
Is there enough green space and are there schools in Circus/Kermisbuurt?
The neighbourhood has small playgrounds and green strips, but for extensive recreational areas you cycle to the nearby Twiske. Primary schools are present in the immediate vicinity of the neighbourhood, matching the number of families with children (180 residents under 15). For a full overview of facilities and their assessment by residents, check the neighbourhood page with reviews.
