Willem Kraanstraat 80
Dobbebuurt, Amsterdam
NeighbourhoodA studio with a view over the city
This studio on the fourth floor of a 2000 building sits on a quiet road in the Dobbebuurt, part of the Slotermeer-Noordoost district in Amsterdam. The asking price of €295,000 is 6% below the WOZ value, which puts it on the sharp side compared with the market. For context, the average asking price for a home in this neighbourhood is €407,875, so this studio is priced well below that. If you're looking for [studios in Amsterdam], this one stands out for its price point.
Inside the home
According to the agent, the studio has three rooms, including two bedrooms, spread over one floor. The living area is listed as 48 m² by the agent, while the BAG registration records 35 m². The home is on the fourth floor and comes with double glazing (HR+ or HR++) and a central heating boiler. It's municipally owned land with a ground lease that's been paid off until 15-01-2055. There's no garage, but the setting is described as on a quiet road, in the centre and in a residential area.
The Dobbebuurt
This is a neighbourhood in transition, with a mix of older and newer housing. According to CBS data, about 3,035 people live here, and the average household size is 2.1. Residents across the municipality of Amsterdam give their living environment an average score of 7.35, based on 252 reviews. One resident says: "Quiet, peaceful, relaxed, green, social and a nice mix of people." Another mentions: "Good connections by tram, bus and ferry/boat, plenty of supermarkets, gyms and practical amenities nearby." However, a third resident notes a drawback: "structural low-frequency noise, demonstrably coming from commercial shipping on the Amsterdam-Rijnkanaal." These reviews reflect the wider municipality, not just this specific neighbourhood. For more on the area, see [the Dobbebuurt neighbourhood].
Amenities and transport
Daily errands are easy from here. An Albert Heijn is on your doorstep, and a Jumbo is just around the corner. For primary education, the Burgemeester De Vlugtschool is a five-minute walk away, and there are several other schools within a short distance. The nearest GP is Sanitas Gezondheidscentrum Amsterdam, about a ten-minute walk, and the BENU Apotheek Rypkema is just around the corner. For public transport, the tram stop Plein '40 - '45 is a couple of streets away, with lines 7, 21, 247, 369 and N82. Amsterdam Sloterdijk station is about 1.3 km away. All this is within [the municipality of Amsterdam].
WOZ and address data
The WOZ value for this property is €313,000 as of 1 January 2025. The asking price is 6% below this value. Between 2020 and 2025, the WOZ value rose by 73%, from €181,000 to €313,000. As for address risks, these are area-level indications, not an inspection of this specific home. The noise level from road traffic is 59 dB Lden, which is above the norm, while rail and air traffic noise are below the norm. The foundation risk indication is low. For climate, pluvial flooding, flood risk (current and 2050), and heat stress (current and 2050) are all indicated as medium.
Source and agent
At the time of writing, the home is offered via multiple channels, including LDB Makelaardij and LDB Makelaardij on Funda.
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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 Willem Kraanstraat 80, Amsterdam
What is the asking price for this studio?
The asking price is €295,000. This is 6% below the WOZ value of €313,000. In the Dobbebuurt, the average asking price for homes is €407,875, so this studio is priced below the neighbourhood average. The price per square metre, based on the agent's listed area of 48 m², is €6,146.
How many rooms and bedrooms does this studio have?
According to the agent, the studio has three rooms, including two bedrooms, all on one floor. The living area is listed as 48 m² by the agent, while the BAG registration records 35 m². The home is on the fourth floor of the building.
What is the WOZ value and how has it changed?
The WOZ value is €313,000 as of 1 January 2025. The asking price is 6% below this value. Over the past five years, the WOZ value has increased by 73%, from €181,000 in 2020 to €313,000 in 2025.
What are the noise levels like at this address?
According to area-level data, the noise from road traffic is 59 dB Lden, which is above the norm. Rail and air traffic noise are below the norm. These are indications at the address level, not an inspection of the property itself.
What supermarkets are nearby?
An Albert Heijn is just 67 metres away, and a Jumbo is 136 metres away. A Dekamarkt is about 610 metres from the home. These are the nearest supermarkets within a short distance.
What public transport options are available?
The tram stop Plein '40 - '45 is about 149 metres away, with lines 7, 21, 247, 369 and N82. There is also a bus stop at Amsterdam, Plein '40-45, about 181 metres away, with lines 80 and N80. Amsterdam Sloterdijk station is approximately 1.3 km away.
What is the energy label of this home?
The energy label is B. According to the agent, the home has double glazing (HR+ or HR++) and a central heating boiler. The energy label indicates the energy performance, but it does not directly describe the structural condition.
What is the ground lease situation?
The property is on municipal land with a ground lease that has been paid off until 15 January 2055. This means the ground lease is prepaid for that period, so there are no annual ground rent payments due until then.
How does the price compare to the neighbourhood average?
The asking price of €295,000 is 28% below the average asking price in the Dobbebuurt, which is €407,875. The median asking price in the neighbourhood is €362,500. This studio is priced at the lower end of the market.
What schools are near this property?
Within a short distance, there are several schools. The Burgemeester De Vlugtschool is about 377 metres away, and Basisschool De Henricus is about 386 metres away. There is also VSO De Heldring, a special secondary school, at 255 metres.
Statistics for Dobbebuurt
Figures on residents, liveability and the housing market
| Sale price | €407,875 | €362,500 |
|---|---|---|
| Sale per m² | €6,454 | – |
Statistics for Slotermeer-Noordoost
Figures on residents, liveability and the housing market
| Sale price | €415,561 | €393,182 |
|---|---|---|
| Sale per m² | €6,221 | – |
| Rent price | €2,825 p/m | €2,825 p/m |
| Rent per m² | €36 p/m | – |
Experiences from Amsterdam
How residents experience their municipality
Een hele fijne, rustige buurt met veel groen en geweldige bomen die verkoeling en ontspanning bieden. 's nachts is het er stil en donker. Dat vind ik belangrijk voor de dieren. De buurt is goed bereikbaar met metro 54 en voorzieningen zijn op loopafstand in winkelcentrum de Poort. 1 ding is een ongelofelijke doorn in het oog en dat is de hygiene. Het is dagelijks een puinzoo bij de vuilcontainers. Zwerfafval waait overal naar toe. En hoewel we met een aantal bewoners dagelijks 'prikken' en opruimen is het een never ending story. Ik zou zo graag zien dat daar een oplossing voor komt.
Auto-translated to English by AIIJburg is a new district still under development and it's getting better with all the amenities and a beach nearby. And you're also quickly out of the city and into the greenery.
Auto-translated to English by AIQuiet, peaceful, relaxed, green, social and a nice mix of people
Auto-translated to English by AII lived here for about 12 years. The neighbourhood has clear advantages: good connections by tram, bus and ferry/boat, plenty of supermarkets, gyms and practical amenities nearby. For me, however, there was one major drawback: structural low-frequency noise, demonstrably coming from commercial shipping on the Amsterdam-Rijnkanaal. If you are sensitive to that, it can be very burdensome. In my case, it was clearly noticeable indoors, especially at night. Neighbours said they slept with earplugs and extra insulation offered limited to no solution. The municipality took measurements at the time and acknowledged that the noise was significant, but indicated they could do little or nothing about it because the source fell outside their direct authority. My honest advice: visit this neighbourhood not only during the day, but also in the evening and at night, and pay specific attention to low-frequency humming or vibrations. For people sensitive to noise, I would personally strongly advise against this location.
Auto-translated to English by AINo public transport!
Auto-translated to English by AINice, quiet and reasonably cosy neighbourhood. Good accessibility, the Amsterdam Forest nearby. Lots of different facilities within walking distance. Nice to live here with a family and pets! Quite a few schools within cycling distance. Hygiene in the neighbourhood is above the average level in Amsterdam. VUmc very close by.
Auto-translated to English by AIAt 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!
Auto-translated to English by AIBecause we are on the outskirts, there is no through traffic. In the middle of the street a large playground with a table tennis table and a small football pitch. And playground equipment. Behind our house only meadows.
Auto-translated to English by AIStatistics for Amsterdam
Figures on residents, liveability and the housing market
| Sale price | €826,442 | €696,062 |
|---|---|---|
| Sale per m² | €8,908 | – |
| Rent price | €2,779 p/m | €2,614 p/m |
| Rent per m² | €33 p/m | – |
Location and amenities
Willem Kraanstraat 80, Amsterdam
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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