Homes for sale in Houthavens, Amsterdam
Looking for a home to buy in Houthavens? Check the current listings on this page, including asking prices and selling times.
House prices in Houthavens: well above the Amsterdam average
Houthavens is one of the most expensive neighbourhoods in Amsterdam. Of the 2,314 homes in the neighbourhood, 53% are owner-occupied, which is remarkably high for a relatively new city district on the IJ. The average WOZ value is €819,000, more than one and a half times the municipal average of €517,000. Over the past twelve months, 51 homes were sold for an average of €1,162,216, with a range from €345,000 to €2,100,000. This difference shows that the supply is diverse: from compact apartments in the lower price range to large, exclusive waterfront apartments at the top end of the market. The average sold living area is 130 m². The supply consists almost exclusively of new-build apartments and stacked construction; detached houses or terraced houses are hardly found here. At the top of this page, you can see current asking prices and selling times.
Living on the IJ: water, architecture and a young community
Houthavens is a neighbourhood you won't forget once you've been there. It is built on a former harbour area west of Central Station, and this past is visible everywhere: in the wide quays, the imposing architecture and the open views over the IJ. Residents describe it as the best spot on the water in Amsterdam. Govert van der Linden, who lives in the striking MVRDV building at the end of the Silodam, writes that every apartment has views of the IJ and the Oude Houthaven, and that the sunrises and sunsets there are unparalleled. On the Houthavens neighbourhood page you can find more such experiences from residents, including scores per category.
The neighbourhood scores a 10 on all resident categories, from safety to green spaces and accessibility. This is based on a limited number of reviews, but the tone is consistent: residents are remarkably satisfied. The age distribution confirms this picture: the largest group of residents is between 25 and 45 years old, highly educated (75%) and active in the labour market (74% labour participation). The average household income of €81,300 is almost twice the Amsterdam average. In terms of amenities, the neighbourhood is still under development. There are primary schools in the immediate vicinity, and along the Spaarndammerdijk and in the Haarlemmerbuurt you will find supermarkets, restaurants and shops within walking distance. Westerpark is a bike ride away and offers space for sports and relaxation. The quays themselves are designed as public spaces with benches and greenery along the water.
In terms of accessibility, Houthavens scores well. By ferry or bike, you can reach Amsterdam Central Station in a few minutes. Several bus lines connect the neighbourhood with the rest of the city, and via the A10 ring road you are quickly on the motorway. Houthavens-Oost and Houthavens-West each have their own character: the eastern part is closer to the city centre, while the western part feels quieter and greener. Those who also want to look at neighbouring neighbourhoods can check out the Haarlemmerbuurt or the Jordaan, both a short bike ride away.
For whom is buying in Houthavens a realistic option?
Living in Houthavens mainly attracts young dual-income couples and professionals who want to combine water and urbanity. With an average selling price of over €1.1 million, a home here is not for everyone. First-time buyers struggle to get a foothold, unless they manage to find the lower segment. Overbidding is common in this market. Don't forget the additional costs: transfer tax (2% for owner-occupiers under the threshold, otherwise higher), notary fees and any homeowners' association contributions for apartments. Those who are not yet ready or able to take the step to buying can also look at rental properties in Houthavens, although 46% of rental homes are largely in the hands of private landlords.
Finding owner-occupied homes in Houthavens via neighbourhood data and resident reviews
Buurtje.nl combines the current housing supply in Houthavens with resident experiences and neighbourhood statistics, so you not only buy a home but also understand the neighbourhood. Also compare adjacent neighbourhoods such as the Grachtengordel-West or Burgwallen-Nieuwe Zijde, or view the full overview of owner-occupied homes in Amsterdam. More about housing policy and new-build plans can be found on the website of the municipality of Amsterdam.
Frequently asked questions
What is the average cost of a home in Houthavens?
Over the past twelve months, homes in Houthavens sold for an average of €1,162,216. The range runs from €345,000 to €2,100,000, depending on size and location. The average sold living area is 130 m². The average WOZ value in the neighbourhood is €819,000, well above the Amsterdam average of €517,000.
What are the additional costs when buying a home in Houthavens?
In addition to the purchase price, as a buyer you pay transfer tax (2% for owner-occupiers who fall under the exemption threshold), notary costs for the deed of transfer and mortgage deed, and possibly estate agent fees. Since the supply in Houthavens consists almost exclusively of apartments, also take into account a monthly VvE contribution. This can be considerable in new-build complexes on the water.
What types of homes can you buy in Houthavens?
The supply consists almost entirely of new-build apartments and stacked construction. Detached houses or terraced houses are hardly found in Houthavens. Many apartments have views of the IJ or the Oude Houthaven. Anyone wanting to buy an apartment in Houthavens will find both compact units and large, spacious water apartments in the top segment.
How accessible is Houthavens if you want to live there?
Houthavens is located directly on the IJ, a short bike or ferry ride from Amsterdam Central. Several bus lines run through and along the neighbourhood, and via the A10 ring road you are quickly on the motorway towards Schiphol or other cities. The combination of water, cycle routes and public transport connections makes the neighbourhood well accessible, even without a car.
Is buying a home in Houthavens also suitable for starters or families?
With an average sale price of over €1.1 million, Houthavens is financially a big step for most starters. The lower segment starts around €345,000, but those are exceptions. Families do live there, but the neighbourhood mainly attracts young dual-income couples and professionals. Those who want to live in Houthavens but find the purchase prices too high can also look at the rental market or adjacent neighbourhoods such as the Haarlemmerbuurt.
At the end of the Silodam lies the striking MVRDV building. Surrounded by water on all sides. Every apartment has a view of the IJ and/or the Oude Houthaven. The views are therefore phenomenal and every day is different due to the weather. The sunrises and sunsets are unbeatable. Because the building is at the end of the Silodam, there is no through traffic and every person is either a resident or a visitor. This makes it, by Amsterdam standards, an exceptionally safe living environment. There is little turnover. The residents of this building form a close-knit community. A nice mix of families with and without children and single people who help each other where needed. And that too is a special quality in an increasingly transient Amsterdam. Within walking distance are the Haarlemmerdijk and the markets where you can find all the hustle and bustle if you feel like it. On the Silodam there is peace and quiet, a delight for body and mind. The wind, the seagulls, the waves on the IJ, the boats, occasionally a cruise ship, and every 5 years Sail! A little paradise in Amsterdam? Absolutely!
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