A grand family home in Randwijck Oost
This is a home with real presence. A 1940s terraced house on Berkenrodelaan 18, in the Randwijck Oost neighbourhood of Amstelveen, it stands out for its size and its energy label A. With 11 rooms spread over four floors, there is space here that is rare in this part of town. The asking price of €1,850,000 is on the high side, which is a precomputed verdict against the neighbourhood average asking price. For context, the average asking price for terraced houses in Amstelveen sits well below this figure.
The home itself
According to the agent, this is a corner house with a living area of 214 m², though the BAG registration lists 223 m². The plot is 247 m². Inside, you will find 11 rooms, including 5 bedrooms and 3 bathrooms, spread over 4 floors. The property has a front garden and a back garden of 60 m², with the back garden facing east and accessible via the back alley. There is also a roof terrace. The home is fully owned, and the agent notes that it has HR+ glazing and is fully insulated. Heating is provided by a central heating boiler with partial underfloor heating.
Life in Randwijck Oost
Randwijck Oost is a residential area where most homes were built between 1945 and 1970, and where about two-thirds of the housing stock is owner-occupied. Residents across the municipality of Amstelveen give their living environment an average score of 7.96, based on 58 reviews. One resident says: "I have never had any problems in the neighbourhood and hardly any nuisance." Another adds: "Nice neighbourhood to live in with all amenities nearby and pleasant people." These reviews describe the wider municipality, not this specific neighbourhood. The area has around 3,720 inhabitants, with a mix of household types. For a closer look at what this part of town is like, see the Randwijck Oost neighbourhood.
Amenities and transport
Daily life here is well served. The nearest GP, Huisartsenpraktijk Randwijck, is just around the corner, and the nearest pharmacy, Boots Apotheek Zwaansvliet, is a couple of streets away. For groceries, Albert Heijn is on your doorstep, with a Jumbo a five-minute walk and another Jumbo a ten-minute walk. Primary schools are close by, including Openbare Basisschool Michiel de Ruyter and St. Jozefschool, both within a ten-minute walk. For public transport, tram and bus stop Uilenstede is just around the corner, served by lines 5, 6, 25 and N84. The nearest train station is Amsterdam Zuid, about 2 km away. This is all within the municipality of Amstelveen.
WOZ and address data
The WOZ value for this home is €1,322,000, with a reference date of 1 January 2025. The asking price is 40% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 72%, from €767,000 to €1,322,000. As for address-level risk data, these are area-level indications, not an inspection of this specific home. The noise level from road traffic is 49 dB Lden, which is above the noise standard, and from air traffic 57 dB Lden, also above the standard. The foundation risk indication is elevated, with the note that the home was built in 1940 on clay soil. The pluvial flooding risk is elevated, and the current flood risk is medium.
Source and agent
At the time of writing, the home is offered via multiple channels, including Christie's International Real Estate | R365 and Carla van den Brink B.V.
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Features
Details of this home
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Layout
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Outdoor space
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 Berkenrodelaan 18, Amstelveen
How does the asking price compare to the WOZ value?
The asking price of €1,850,000 is 40% above the WOZ value of €1,322,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price is also on the high side compared to the average asking price in the neighbourhood, which is €804,310.
What is the layout of this home?
According to the agent, this is a corner house with 11 rooms, including 5 bedrooms and 3 bathrooms, spread over 4 floors. The living area is listed as 214 m² by the agent, while the BAG registration records 223 m². The plot is 247 m². There is a front garden and a back garden of 60 m², plus a roof terrace.
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 agent also notes that the home has HR+ glazing and is fully insulated, which supports the label, though the label itself is a separate fact.
What is the foundation risk for this home?
The foundation risk indication for this address is elevated, according to area-level data from sources like the Klimaateffectatlas. This is an indication for the area, not an inspection of this specific home. The home was built in 1940 on clay soil, which is a factor in the risk assessment. No specific defects are stated.
What amenities are nearby?
The nearest GP, Huisartsenpraktijk Randwijck, is about 150 metres away, and the nearest pharmacy, Boots Apotheek Zwaansvliet, is about 540 metres away. For groceries, Albert Heijn is about 290 metres away, with a Jumbo at about 500 metres. Primary schools like Openbare Basisschool Michiel de Ruyter and St. Jozefschool are within about 460 metres.
How is the public transport in this area?
The nearest public transport stop is Uilenstede, about 240 metres away, which is served by tram and bus lines 5, 6, 25 and N84. There are also bus stops at Noordhollandstraat and Van der Boechorststraat, both served by line 463. The nearest train station is Amsterdam Zuid, about 2.1 km away.
What is the neighbourhood like?
Randwijck Oost is a residential area with about 3,720 inhabitants. Most homes were built between 1945 and 1970, and about 66% of the housing stock is owner-occupied. Residents across the municipality of Amstelveen give their living environment an average score of 7.96, based on 58 reviews, with one resident noting "hardly any nuisance" and another mentioning "all amenities nearby".
How has the WOZ value developed over time?
The WOZ value has risen from €767,000 in 2020 to €1,322,000 in 2025, an increase of 72% over five years. The value dipped slightly in 2023 to €839,000 before rising sharply in 2024 to €1,216,000. The reference date for the current value is 1 January 2025.
