A classic family home in Amstelveen
This semi-detached house on De Ruyschlaan sits in the Kruiskerkbuurt, a quiet residential pocket of Amstelveen where the streets feel settled and green. Built in 1951, it is a home with character, set beside the water and within easy reach of the town centre. The asking price of €1,275,000 is on the high side compared with the neighbourhood average asking price of €1,165,818, a difference of 9 percent. For context, that average covers all semi-detached houses in Amstelveen, so this particular home sits at the upper end of the local market.
Inside the house
The agent describes a five-room layout with four bedrooms and two bathrooms spread over three floors, giving the home a generous feel for a family. The living area is listed at 138 m² by the agent, while the BAG registration records 150 m², and the plot is 254 m² according to both. Outside there is a rear garden of 63 m² facing west and accessible via the back alley, plus a front and side garden and a detached brick garage. The property has full ownership, insulation in the roof, walls and floor with mostly double glazing, and is heated by a combi boiler with an open fireplace. A French balcony adds a little extra charm.
Life in the Kruiskerkbuurt
Residents of the wider district give their living environment a solid 8.17 out of 10, based on 39 reviews. One resident says: "Nice neighbourhood to live in with all amenities nearby and pleasant people." Another echoes: "Pleasant neighbourhood with nice people and all amenities nearby." The reviews describe a cosy, friendly atmosphere with everything within reach, though they reflect the district as a whole rather than this street specifically. Around a quarter of the homes in the neighbourhood are owner-occupied, and the area has a mix of ages, with a notable share of residents between 45 and 65. It feels like a place where people settle down and stay. More about the Kruiskerkbuurt neighbourhood can be found on its own page.
Amenities and getting around
The daily routine is well covered here. Albert Heijn is just around the corner for groceries, with Jumbo a couple of streets away and another Albert Heijn within a ten-minute walk. Brede School Rembrandt is on your doorstep for primary education, and Montessori Kindcentrum Mio Mondo is a five-minute walk. The GP practice Bovenuit is a couple of streets away, with the pharmacy on Molenweg nearby. For public transport, bus stops on Groen van Prinstererlaan and Heemraadschapslaan are just around the corner, served by lines 174 and 178/186 respectively. Amsterdam Zuid station is about 3.6 km away, and the hospital Amstelland is within a ten-minute walk. The wider municipality of Amstelveen offers plenty beyond the immediate surroundings.
WOZ value and address data
The WOZ value for this home was set at €1,285,000 on 1 January 2025, and the asking price sits 1 percent below that municipal valuation. Between 2020 and 2025 the WOZ value rose by 35 percent, from €952,000 to €1,285,000. As for the address itself, public risk data indicates road traffic noise at 53 dB and aircraft noise at 49 dB, both above the norm, based on 2022 figures. The foundation risk indication is medium, which is an area-level signal rather than an inspection of this specific property. Pluvial flooding risk is low, while flood risk is medium both now and in 2050, and heat stress is low currently but medium by 2050. These are all indications at area level, not a verdict on this home.
The listing
At the time of writing the home is offered via multiple channels, including BorgerSmith makelaars en taxateurs on Funda and other platforms. The listing has been live since 3 September 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 De Ruyschlaan 155, Amstelveen
How does the asking price compare to the WOZ value?
The WOZ value, set by the municipality on 1 January 2025, is €1,285,000. The asking price of €1,275,000 is 1 percent below that figure. This means the asking price is slightly lower than the official municipal valuation, though the WOZ is a reference value rather than a direct market price. The price per square metre, based on the agent's listed living area of 138 m², comes to €9,239.
What is the layout of this home?
According to the agent, the home has five rooms in total, including four bedrooms and two bathrooms, spread over three floors. The living area is listed at 138 m² by the agent, while the BAG registration records 150 m². The plot measures 254 m². There is a rear garden of 63 m² facing west, a front and side garden, a detached brick garage, and a French balcony.
What is the energy label and what does it mean for costs?
The home has energy label C. This is a mid-range label, so energy costs will be moderate compared to the most efficient homes, but not as low as with a top-rated property. The agent notes that the home has roof, wall and floor insulation with mostly double glazing, which helps keep the home warmer in winter. Heating is provided by a combi boiler and an open fireplace.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on public data from sources like KCAF and the Klimaateffectatlas. This is an area-level indication, not an inspection of this specific home. The home was built in 1951, and in this postcode area 92 percent of properties were built before 1970. Around 1 percent of properties in the neighbourhood have an elevated risk of pile rot, according to the Klimaateffectatlas.
What are the noise levels like at this address?
Public data from 2022 indicates road traffic noise at 53 dB and aircraft noise at 49 dB, both above the Dutch noise norm. These figures come from the Atlas Leefomgeving and are area-level indications rather than measurements taken at the property itself. The home is described by the agent as being on a quiet road, though the data suggests ambient noise from traffic and aircraft is present in the area.
Which supermarkets are nearby?
Albert Heijn is the closest supermarket at about 456 metres, which is roughly a five-minute walk. Jumbo is at 791 metres, and another Albert Heijn at 965 metres, both within a ten-minute walk. A Lidl is at 992 metres. In total there are 48 supermarkets within 5 km, so there is plenty of choice for daily groceries.
What schools are close to this home?
Brede School Rembrandt, a primary school, is just 147 metres away, essentially on your doorstep. Montessori Kindcentrum Mio Mondo is at 478 metres, and Openbare Basisschool Piet Hein at 836 metres. For secondary education, Keizer Karel College is at 896 metres. All are within easy walking distance, which is convenient for families with school-age children.
How is the public transport in this area?
There are several bus stops within a short walk. The stop at Groen van Prinstererlaan is 189 metres away and served by line 174. Heemraadschapslaan stop is at 235 metres with lines 178 and 186, and Graaf Aelbrechtlaan at 261 metres with line 174. Amsterdam Zuid train station is 3.6 km away, providing a rail connection to the wider region.
What do residents say about living in this area?
Residents of the wider district give their living environment an average score of 8.17 out of 10, based on 39 reviews. One resident says: "Nice neighbourhood to live in with all amenities nearby and pleasant people." Another describes it as a "Pleasant neighbourhood with nice people and all amenities nearby." The reviews consistently mention the convenience of having amenities close by and the friendliness of the people, though they reflect the district as a whole rather than this specific street.
How has the WOZ value developed over the past five years?
Between 2020 and 2025 the WOZ value of this home rose by 35 percent, from €952,000 to €1,285,000. The value increased steadily each year, with the largest jump between 2024 and 2025 when it went from €1,162,000 to €1,285,000. This reflects the general upward trend in property values in the area over that period.
