Watercirkel 336
Watercirkelbuurt, Amstelveen
AreaA spacious family home in Amstelveen
This semi-detached house on Watercirkel 336 sits in the Watercirkelbuurt, a quiet part of Amstelveen where the streets are lined with greenery. With a living area of 277 m² on a plot of 489 m², this is a home with real presence. The asking price of €1,250,000 is on the high side compared to the neighbourhood average of €572,500, but the home is also far larger than most. For context, the average price per m² in the area is €4,855, while this home comes in at €4,513 per m². If you are looking at [semi-detached houses in Amstelveen], this one stands out for its size.
The home itself
The home was built in 1973 and carries an energy label A, which is an efficient label. The living area according to the BAG registration is 277 m², and the plot measures 489 m². The price per m² is based on the BAG living area.
Life in the Watercirkelbuurt
Residents of the district give it an average score of 8.25, based on three reviews. One resident describes it as a good neighbourhood, while another mentions that neighbours get along well and that there is little nuisance in the evening or during the day. A third resident notes the quiet, green character and the many elderly people, adding that there are few restaurants and bars. The neighbourhood has 2,135 inhabitants, with a mix of ages. The area is very strongly urban, with an address density of 2,899 per km². For more on what it is like to live here, have a look at [the Watercirkelbuurt neighbourhood].
Amenities and transport
Daily errands are easy from here. The Jumbo is just around the corner, with the Albert Heijn and Lidl a couple of streets away. For primary education, de Horizon and De Cirkel are both within a ten-minute walk, while the Hermann Wesselink College for secondary education is just around the corner. The GP practice Huisartsenpraktijk Amstelveen and Apotheek Marne are both just around the corner. For public transport, bus lines 174 and 199 stop at Amstelveen, Watercirkel, and tram lines 6 and 25 at Sportlaan, both a couple of streets away. The nearest train station is Amsterdam Zuid, about 5.8 km from the home. The municipality of Amstelveen offers a wide range of facilities, and [the municipality of Amstelveen] page has more on that.
WOZ value and address data
The WOZ value on 1 January 2025 was €1,350,000. The asking price of €1,250,000 is 7% below that value. Between 2020 and 2025, the WOZ value rose by 36%, from €995,000 to €1,350,000. As for the address, the noise level from road traffic is 55 dB Lden, which is above the noise standard, while aircraft noise is 46 dB Lden, below the standard. The foundation risk indication is low, though the soil is peat, which is sensitive to settling. Pluvial flooding at heavy rain is elevated, and the current flood risk is medium, as is the risk for 2050. Heat stress is currently low, rising to medium by 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 Atsma Woning- en Bedrijfsmakelaardij en Hypotheken.
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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 336, Amstelveen
How does the asking price compare to the WOZ value?
The WOZ value on 1 January 2025 was €1,350,000. The asking price of €1,250,000 is 7% below that value. This means the asking price is lower than the municipal valuation, which is a fact you can weigh for yourself. The WOZ value is the official valuation for tax purposes, not the current market value.
What is the living area of this home?
According to the BAG registration, the living area is 277 m², on a plot of 489 m². The price per m² is €4,513, based on the BAG living area.
What is the energy label and what does it mean?
The home has energy label A, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The home was built in 1973, and the agent does not provide further details on insulation or heating installations.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data. The soil is peat, which is sensitive to settling. This is an area-level indication, not an inspection of this specific home. The data comes from public sources such as the Atlas Leefomgeving and KCAF.
What are the noise levels like at this address?
The noise level from road traffic is 55 dB Lden, which is above the noise standard. Aircraft noise is 46 dB Lden, which is below the standard. These figures are from 2022 and are area-level indications, not measurements taken at the home itself.
What is the flood risk for this address?
The current flood risk is medium, and it is expected to remain medium by 2050. Pluvial flooding at heavy rain is elevated. Heat stress is currently low, rising to medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
Which supermarkets are nearby?
The Jumbo is just around the corner, at about 482 metres. The Albert Heijn and Lidl are both a couple of streets away, at roughly 541 and 552 metres respectively. There are also two PLUS supermarkets within about 800 metres. In total, there are 29 supermarkets within 5 km.
What schools are close to this home?
The Hermann Wesselink College for secondary education is just around the corner, at about 538 metres. For primary education, de Horizon and Reformatorische Basisschool De Akker are both about 700 metres away, and De Cirkel is at 711 metres. There are 45 schools within 5 km.
What public transport options are available?
Bus lines 174 and 199 stop at Amstelveen, Watercirkel, about 366 metres away. Tram lines 6 and 25 stop at Sportlaan, about 372 metres away. The nearest train station is Amsterdam Zuid, at about 5.8 km. The nearest hospital, Ziekenhuis Amstelland, is about 1 km away.
What do residents say about the area?
Residents of the district give it an average score of 8.25, based on three reviews. One resident says it is a good neighbourhood, another mentions that neighbours get along well and there is little nuisance, and a third notes the quiet, green character with many elderly people. The reviews describe the district, not specifically the Watercirkelbuurt.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose by 36%, from €995,000 to €1,350,000. The value increased steadily each year, with the largest jump between 2020 and 2021, from €995,000 to €1,112,000. The most recent value, on 1 January 2025, is €1,350,000.
Is this home suitable for a family?
The home has a living area of 277 m² on a plot of 489 m², which is substantial. The agent does not state the number of bedrooms or bathrooms, so the exact layout is unknown. The neighbourhood has a mix of households, with 27% of households having children.
