watercirkel 312
Watercirkelbuurt, Amstelveen
AreaA spacious semi-detached home in Amstelveen
This semi-detached house on Watercirkel 312 sits in the Watercirkelbuurt, a quiet corner of Amstelveen where the streets are green and the pace is relaxed. The home was built in 1973 and carries an energy label A, which is an efficient label. With a living area of 339 m², this is a substantial property, and the asking price of €1,695,000 works out at €5,000 per m² based on the BAG registration. That price sits below the average for semi-detached houses in Amstelveen, so it comes in on the sharp side of the market.
The home itself
The listing does not include details on the layout, so the number of rooms, bedrooms and bathrooms is not stated. What is clear is that the home offers a generous 339 m² of living space on a plot of 420 m², both according to the BAG registration. The year of construction is 1973 and the energy label is A, an efficient label. Beyond that, the agent has not provided further specifications about the interior or installations.
Life in the Watercirkelbuurt
Residents of the Groenelaan district, which includes this neighbourhood, give their surroundings an average score of 8.25, based on three reviews. One resident describes it as a good neighbourhood where neighbours get along well, with three supermarkets nearby, a nice playground for children and little nuisance in the evening or during the day. Another mentions a quiet, green area with lots of green space and few restaurants and bars. The district is home to about 2,135 people, and a quarter of the homes are owner-occupied. For a closer look at what the Watercirkelbuurt neighbourhood has to offer, the local data paints a picture of a settled, family-friendly area.
Amenities and transport
Daily errands are easy from here. The Jumbo, Lidl and Albert Heijn are all just around the corner, and the pharmacy is on your doorstep. The GP practice is a couple of streets away, and the nearest primary school, de Horizon, is a five-minute walk. For secondary education, the Hermann Wesselink College is also within walking distance. Public transport is well served: the Sportlaan tram stop with lines 6 and 25 is just around the corner, and bus stops at Groenhof and Watercirkel with lines 174 and 199 are a couple of streets away. Amsterdam Zuid station is about 5.6 km from the home, within the municipality of Amstelveen.
WOZ value and address data
The WOZ value of the home was set at €1,731,000 on 1 January 2025. The asking price is 2% below that WOZ value. Between 2020 and 2025, the WOZ value rose by 104%, from €847,000 to €1,731,000. As for the address, the road traffic noise level is 59 dB Lden, which is above the noise standard, while aircraft noise at 46 dB Lden stays below it. The foundation risk indication is low, though the soil is peat, which is sensitive to settlement. Pluvial flooding at heavy rain is elevated, and the current flood risk is medium, as is the risk for 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered only via Kalwij Vastgoed.
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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 watercirkel 312, Amstelveen
How does the asking price compare to the WOZ value?
The WOZ value of the home was set at €1,731,000 on 1 January 2025. The asking price of €1,695,000 is 2% below that WOZ value. This means the asking price is slightly lower than the municipal valuation, which is based on the value on the reference date. The WOZ value is not the same as the current market value, but it gives an indication of how the price relates to recent valuations.
What is the living area of this home?
According to the BAG registration, the living area is 339 m², which is 185% larger than the neighbourhood average of 119 m². The plot size is 420 m², also according to the BAG registration. The agent has not provided a separate floor area figure, so the BAG figures are the only ones available for this home.
What energy label does this home have?
The home has an energy label A, which is an efficient label. The year of construction is 1973. The energy label is a separate fact from the construction year, and no further details about insulation or heating installations are stated in the listing. The label gives an indication of the energy performance of the home.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public area-level data. The soil type is peat, which is noted as sensitive to settlement. This is an area-level indication from public data sources, not an inspection of this specific home. The risk level is stated as low, which means the indication does not point to elevated concern.
What is the noise situation around this home?
The road traffic noise level at this address is 59 dB Lden, which is above the noise standard, based on 2022 data. Aircraft noise is 46 dB Lden, which stays below the noise standard. These are area-level indications from public data, not measurements taken at the property itself. The figures give an impression of the acoustic environment around the home.
What supermarkets are near this home?
There are several supermarkets within easy reach. The Jumbo is about 363 metres away, the Lidl about 416 metres, and the Albert Heijn about 431 metres. A PLUS supermarket is about 702 metres away, and a SPAR express about 947 metres. This means daily groceries are available within a short walk from the home.
Which schools are close to this home?
The nearest primary school is de Horizon, about 636 metres away. There are also several other primary schools nearby, including Reformatorische Basisschool De Akker, Vrije Basisschool Parcival and Montessorischool De Linde, all within about 680 metres. For secondary education, the Hermann Wesselink College is about 618 metres away, making school runs manageable on foot.
What public transport options are available?
The Sportlaan tram stop is about 168 metres away, with tram lines 6 and 25. Bus stops at Groenhof and Watercirkel, both with lines 174 and 199, are about 309 and 376 metres away respectively. Amsterdam Zuid train station is about 5.6 km from the home. This gives several options for getting around without a car.
How do residents rate this area?
Residents of the Groenelaan district, which includes this neighbourhood, give their surroundings an average score of 8.25, based on three reviews. One resident mentions a good neighbourhood with neighbours who get along well, three supermarkets nearby and little nuisance. Another describes a quiet, green area with lots of green space and few restaurants and bars. These reviews describe the district as a whole, not just this specific neighbourhood.
What is the flood risk for this address?
The current flood risk for this address is medium, and the risk for 2050 is also medium, according to public area-level data. Pluvial flooding at heavy rain is indicated as elevated. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
