A waterside family home in IJburg
This terraced house sits on the water's edge in the Theo van Goghparkbuurt, part of IJburg-Zuid in Amsterdam. It is a calm spot, with the water and a quiet road right outside. The asking price of €900,000 is 13% below the WOZ value, which is notable for this part of the city. For context, the average asking price for a home in this neighbourhood is €818,000, and the median is €695,000. If you are looking at terraced houses in Amsterdam, this one stands out for its size and setting.
Inside the home
Built in 2008, this five-room house spans three floors and includes four bedrooms and two bathrooms. The living area is 158 m² according to the agent, while the BAG registration lists 174 m². The plot is a generous 3,568 m², which is unusual for a terraced house. The garden, facing southwest, is 67 m², and there is both a garage box and an indoor garage. The home is fully insulated and heated by district heating. The ground lease is municipal and has been paid off until 30 September 2056, so there is no annual ground rent to worry about.
Life in the Theo van Goghparkbuurt
The Theo van Goghparkbuurt is a residential area with about 6,020 residents, and most households have children. Residents give the neighbourhood an average score of 6.3, based on six reviews. One resident, who lived here for 12 years, praised the connections by tram, bus and ferry, and the many supermarkets and gyms nearby. But they also mentioned a persistent low-frequency noise from commercial shipping on the Amsterdam-Rijnkanaal, which they found very burdensome, especially at night. Another resident was less positive about the outdoor spaces, calling the Theo van Gogh park "ugly and not cosy" and noting a lack of nice benches or places to sit. A third said the area is "very boring" with no interesting playgrounds. These are personal experiences, but they give a sense of what living here might feel like. For more details, see the Theo van Goghparkbuurt neighbourhood.
Amenities and getting around
Daily errands are easy from here. The Dekamarkt is just around the corner, and there are several other supermarkets within a short walk or cycle, including Albert Heijn, Vomar, Lidl and AH XL. For school, Laterna Magica primary school is on your doorstep, and De Poseidon and Basisschool de Archipel are a couple of streets away. The nearest GP is Gezondheidscentrum Diemen-Noord, about a ten-minute walk, and the pharmacy, Apotheek IJburg-Centrum, is a bit further. For public transport, the Pieter Oosterhuisstraat bus stop is just around the corner with lines 66 and N89, and the IJburg tram stop with line 26 is a five-minute walk. The nearest train station is Diemen, about 3 km away. All of this is within the municipality of Amsterdam, which offers plenty of options for getting around.
WOZ value and address data
The WOZ value of this home is €1,033,000, based on the reference date of 1 January 2025. The asking price of €900,000 is 13% below this value. Over the past five years, the WOZ value has risen by 24%, from €832,000 in 2020 to €1,033,000 in 2025. As for the address itself, the noise level from road traffic is 62 dB Lden, which is above the norm, while rail and air traffic noise are below their norms. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. For climate risks, the indication for pluvial flooding is medium, while flood risk is low now and in 2050, and heat stress is low now but medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source and agent
At the time of writing, this home is offered via multiple channels, including Hallie & Van Klooster, Hallie & Van Klooster Makelaardij, and Hallie & Van Klooster 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 Ben van Meerendonkstraat 110, Amsterdam
How does the asking price compare to the WOZ value?
The asking price is €900,000, while the WOZ value is €1,033,000 as of 1 January 2025. That means the asking price is 13% below the WOZ value. The WOZ value is the municipal valuation, not the current market value, but it is a useful reference point. Over the past five years, the WOZ value has increased by 24%, from €832,000 in 2020 to €1,033,000 in 2025.
What is the layout of this terraced house?
This is a five-room terraced house with four bedrooms and two bathrooms, spread over three floors. The living area is 158 m² according to the agent, while the BAG registration lists 174 m². The plot is 3,568 m², which is very large for a terraced house. There is a 67 m² garden facing southwest, plus a garage box and an indoor garage. The home is fully insulated and heated by district heating.
What is the ground lease situation?
The ground lease is municipal and has been paid off until 30 September 2056. This means the annual ground rent has been settled in advance, so there is no ongoing ground lease payment to make. This is a significant factor for the long-term costs of owning this home, as it removes a recurring expense that many leasehold properties in Amsterdam have.
What is the noise situation around this address?
According to public data, the noise level from road traffic at this address is 62 dB Lden, which is above the Dutch noise norm. Rail and air traffic noise are below their respective norms. One resident who lived here for 12 years reported a persistent low-frequency noise from commercial shipping on the Amsterdam-Rijnkanaal, which was noticeable indoors, especially at night. This is an area-level indication, not an inspection of this specific home.
What are the flood and climate risks for this property?
The climate risk indications for this address are as follows: pluvial flooding is medium, meaning there is a moderate chance of flooding from heavy rain. Flood risk from rivers or the sea is low now and remains low in 2050. Heat stress is low currently but is expected to be medium by 2050. These are area-level indications based on public data, not an assessment of this specific home.
What supermarkets are nearby?
The nearest supermarket is Dekamarkt, just 313 metres away, so it is around a five-minute walk. Albert Heijn is 1.5 km away, Vomar is 1.7 km, Lidl is 1.9 km, and AH XL is 1.9 km. There are 22 supermarkets within 5 km, so you have plenty of choice for daily groceries.
Which schools are close to this home?
Laterna Magica primary school is just 104 metres away, so it is on your doorstep. De Poseidon and Basisschool de Archipel are both about 355 metres away, and De Schatkaart is 365 metres. For secondary education, Montessori Lyceum Terra Nova is 384 metres away. There are 57 schools within 5 km, covering both primary and secondary levels.
How is the public transport connection?
The nearest bus stop is Pieter Oosterhuisstraat, 240 metres away, with lines 66 and N89. The Peter Martensstraat stop is 363 metres away with lines 49, 66 and 360. The IJburg tram stop with line 26 is 384 metres away. The nearest train station is Diemen, about 2.9 km away. This gives you several options for getting around Amsterdam and beyond.
What do residents say about living in this neighbourhood?
Residents give the Theo van Goghparkbuurt an average score of 6.3, based on six reviews. One resident praised the good connections by tram, bus and ferry, and the many supermarkets and gyms, but mentioned a major drawback: structural low-frequency noise from commercial shipping on the Amsterdam-Rijnkanaal. Another resident said the Theo van Gogh park is "ugly and not cosy" with no nice benches. A third called the area "very boring" with no interesting playgrounds.
What is the average price per square metre in this neighbourhood?
The average asking price per square metre in the Theo van Goghparkbuurt is €6,072, based on 23 homes currently for sale. This home is listed at €5,696 per square metre, based on the agent's stated living area of 158 m². The average asking price for a home in the neighbourhood is €818,000, with a median of €695,000.
