Bachstraat 11
Beethovenbuurt, Amsterdam
AreaA grand home on a quiet street
On a quiet street in the Beethovenbuurt, this terraced house from 1930 stands with a free view. The home is part of the Apollobuurt district in Amsterdam, an area with a distinctly residential character. With a price of €4,350,000, the asking price is on the high side compared to the average asking price in the neighbourhood. The price per square metre comes to €11,447 based on the agent's listing. For context, terraced houses in Amsterdam vary widely in price depending on size and location.
The home itself
According to the agent, this herenhuis has 10 rooms, including 4 bedrooms and 2 bathrooms, spread over 5 floors. The living area is listed as 380 m² by the agent, while the BAG registration records 262 m². The plot measures 157 m² in both sources. The home has a rear garden, patio and sun terrace, plus a balcony. There is an indoor garage and a parking space. The property is insulated with roof insulation, double glazing, wall insulation and floor insulation, and is described as fully insulated. Heating is via a central heating boiler. The home is held under municipal ground lease, with an annual fee of €4,718.16 and the option to buy it off.
The Beethovenbuurt
Residents across the municipality of Amsterdam give their living environment an average score of 7.35, based on 252 reviews. One resident describes a very pleasant, quiet neighbourhood with lots of greenery and wonderful trees that offer cooling and relaxation, though they also mention daily mess around the waste containers. Another resident speaks of a quiet, peaceful, relaxed, green and social area with a nice mix of people. The Beethovenbuurt itself has around 1,295 inhabitants, with a mix of ages and household types. Half of the homes in the neighbourhood are owner-occupied. For more on the area, see the Beethovenbuurt neighbourhood.
Amenities and transport
Daily errands are easily done on foot. Albert Heijn is on your doorstep, with Aldi just around the corner and Ekoplaza a couple of streets away. The 1e Montessorischool De Wielewaal is right next to the home, and secondary schools like HLZ and Gerrit van der Veen College are within a short walk. The nearest GP is Huisartsen Van Baerle, a ten-minute walk away, and ServiceApotheek Oud-Zuid is just around the corner. Tram stop Gerrit van der Veenstr is a couple of streets away, served by lines 5, 24, 25, N84 and N88. Amsterdam Zuid station is a ten-minute walk. The wider municipality of Amsterdam offers extensive amenities throughout.
WOZ and address data
No WOZ value is available for this property. The address does have risk indications at area level, not based on an inspection of this specific home. The foundation risk indication is medium, as the home was built before 1970. Noise from road traffic is 47 dB, from rail traffic 33 dB and from air traffic 45 dB, all below the relevant standards. For pluvial flooding the indication is elevated, while flood risk is low both now and in 2050. Heat stress is indicated as medium for both the current situation and 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Carla van den Brink B.V. and Christie's International Real Estate | R365.
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Frequently asked questions
About Bachstraat 11, Amsterdam
What does the asking price of €4,350,000 mean for this home?
The asking price is on the high side compared to the average asking price in the Beethovenbuurt, which is €2,040,000. That puts the price about 113% above the neighbourhood average. The price per square metre is €11,447 based on the agent's listing. The neighbourhood average asking price per square metre is €10,940, so this home sits about 5% above that figure.
How many rooms and bedrooms does this home have?
According to the agent, the home has 10 rooms, including 4 bedrooms and 2 bathrooms, spread over 5 floors. The living area is listed as 380 m² by the agent, while the BAG registration records 262 m². The plot measures 157 m². There is a rear garden, patio and sun terrace, plus a balcony, an indoor garage and a parking space.
What is the energy label of this home?
The home has energy label F. Label F is one of the least efficient labels, so expect relatively high energy costs. The agent does state that the home has roof insulation, double glazing, wall insulation and floor insulation, and describes it as fully insulated. Heating is via a central heating boiler.
What is the foundation risk for this address?
The foundation risk indication for this address is medium. This is an area-level indication based on public data, not an inspection of this specific home. The home was built in 1930, before 1970, which is a factor in the indication. The risk data comes from sources like KCAF and the Atlas Leefomgeving.
What are the noise levels around this home?
Noise from road traffic is 47 dB, from rail traffic 33 dB and from air traffic 45 dB, all measured as Lden and all below the relevant standards. These figures are area-level indications from public data, not measurements taken at this specific property. The reference years are 2022 for road and air traffic and 2023 for rail traffic.
What supermarkets are near this home?
Albert Heijn is on your doorstep at about 153 metres. Aldi is just around the corner at 626 metres, and Ekoplaza is a couple of streets away at 829 metres. There are also two more Albert Heijn locations within about 850 metres. In total, there are 150 supermarkets within 5 kilometres of the home.
Which schools are close to this home?
The 1e Montessorischool De Wielewaal is right next to the home at about 13 metres. Secondary schools HLZ and Gerrit van der Veen College are within a short walk, at 137 and 333 metres respectively. The Peetersschool and Fons Vitae Lyceum are also nearby at about 347 metres. In total, 190 schools are within 5 kilometres.
How is this home connected to public transport?
Tram stop Gerrit van der Veenstr is a couple of streets away at about 178 metres, served by lines 5, 24, 25, N84 and N88. Stadionweg stop is at 320 metres with lines 5, 24, 25 and N88, and Beethovenstraat stop at 346 metres with lines 24 and N84. Amsterdam Zuid train station is about 1.2 kilometres away.
What is the ground lease situation for this home?
The home is held under municipal ground lease, with an annual fee of €4,718.16. The lease includes the option to buy it off. This is a common arrangement for properties in Amsterdam. The ground lease is a recurring cost that comes with the property.
What do residents say about living in this area?
Residents across the municipality of Amsterdam give their living environment an average score of 7.35, based on 252 reviews. One resident describes a very pleasant, quiet neighbourhood with lots of greenery and wonderful trees, though they also mention daily mess around the waste containers. Another speaks of a quiet, peaceful, relaxed, green and social area with a nice mix of people.
