A pre-war terraced house in Amstelveen
This 1939 terraced house sits in the Kruiskerkbuurt, a quiet residential pocket of Amstelveen where the streets are lined with mature trees and the pace of life feels unhurried. The asking price of €1,250,000 is 20% below the neighbourhood average asking price of €1,558,063, which puts it on the keen side compared with other homes currently on the market. The living area of 128 m² is 36% smaller than the neighbourhood average of 201 m², so you are paying for location and character rather than sheer square metres. For context, the current supply of terraced houses in Amstelveen shows a wide price range, from €575,000 to €3,300,000.
The home itself
According to the agent, this corner house (an eengezinswoning) spans three floors and offers six rooms, including four bedrooms and one bathroom. The living area is listed at 128 m², while the BAG registration records 124 m²; the plot is 164 m² per the agent, against 157 m² in the BAG. There is a rear garden of 54 m² plus a front garden, and a balcony is present. The property has a central heating boiler and is offered in full ownership. The energy label is F, which is the least efficient label, so expect higher heating costs.
The Kruiskerkbuurt
Residents of the wider district of Elsrijk, which includes this neighbourhood, give their living environment an average score of 8.17 out of 10, based on 39 reviews. One resident says: "Nice neighbourhood to live in with all amenities nearby and pleasant people." Another echoes: "Nice neighbourhood with cosy people and everything nearby!!!!" The district is home to about 2,365 people, with a mix of ages and household types. The housing stock here is predominantly pre-war, with half of the homes built before 1945. For more on the local area, see the Kruiskerkbuurt neighbourhood.
Amenities and transport
Daily errands are easily done on foot: Albert Heijn is just around the corner, with Lidl, another Albert Heijn and Jumbo all a couple of streets away. Brede School Rembrandt is on your doorstep for primary education, and secondary options include Keizer Karel College, a ten-minute walk. The GP practice Medisch Centrum Molenweg and the pharmacy are both a couple of streets away, while Ziekenhuis Amstelland is a ten-minute walk further out. Bus stops are close by: Heemraadschapslaan is on your doorstep with lines 178 and 186, and Kruiskerk, a couple of streets away, offers lines 178, 257, 357, N47 and N57. Amsterdam Zuid station is about 3.6 km away. For a broader view of the area, see the municipality of Amstelveen.
WOZ and address data
The WOZ value, set by the municipality on 1 January 2025, is €974,000. The asking price is 28% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 36%, from €717,000 to €974,000. As for the address itself, area-level indications show road traffic noise at 64 dB Lden and aircraft noise at 49 dB Lden, both above the noise standard. The foundation risk indication is elevated, given the 1939 construction on clay soil, and the climate data points to medium pluvial flooding and medium flood risk, both now and in 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Lunshof Makelaardij Amsterdam and its Amstelveen branch, as well as on Funda.
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Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
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 Graaf Aelbrechtlaan 101, Amstelveen
How does the asking price compare with the neighbourhood average?
The asking price of €1,250,000 is 20% below the average asking price in the Kruiskerkbuurt, which stands at €1,558,063. The median asking price in the neighbourhood is €1,312,500, and prices for homes currently on the market range from €575,000 to €3,300,000. This places the home on the keen side of the local market, though the living area is smaller than the neighbourhood average of 201 m².
What is the layout of this terraced house?
According to the agent, this corner house spans three floors and contains six rooms in total: four bedrooms and one bathroom. The living area is listed at 128 m², while the BAG registration records 124 m². The plot measures 164 m² per the agent, against 157 m² in the BAG. There is a rear garden of 54 m², a front garden, and a balcony. The property is offered in full ownership.
What is the WOZ value of this home?
The WOZ value, as set by the municipality on 1 January 2025, is €974,000. The asking price of €1,250,000 is 28% above this WOZ value. Over the past five years, the WOZ value has risen by 36%, from €717,000 in 2020 to €974,000 in 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value.
What are the noise levels around this address?
Area-level data indicates that road traffic noise at this address is 64 dB Lden, which is above the Dutch noise standard. Aircraft noise is also above the standard, at 49 dB Lden. These figures come from public data on the Atlas Leefomgeving and are indications at area level, not measurements taken at this specific property. The noise levels reflect the surrounding environment rather than the home itself.
What is the foundation risk for this home?
The foundation risk indication for this address is elevated. The home was built in 1939 on clay soil, which may mean wooden piles or a shallow foundation. In this postcode area, 96% of properties were built before 1970, and 1% of properties in the neighbourhood have an elevated risk of pile rot, according to the Klimaateffectatlas. This is an area-level indication, not an inspection of this specific home.
Which supermarkets are nearby?
Albert Heijn is the nearest supermarket, just around the corner at about 588 metres. Lidl is a couple of streets away at 767 metres, and another Albert Heijn is at 770 metres. Jumbo is also close, at 775 metres. With several options within a short walk, daily grocery shopping is convenient without needing a car.
What schools are close to this home?
Brede School Rembrandt, a primary school, is on your doorstep at about 254 metres. Montessori Kindcentrum Mio Mondo is a couple of streets away at 702 metres, and Openbare Basisschool Piet Hein is at 713 metres. For secondary education, Keizer Karel College is a ten-minute walk at 828 metres. Several other primary schools are within a short distance as well.
How is the public transport connection from this address?
The nearest bus stop is Amstelveen, Heemraadschapslaan, on your doorstep at about 105 metres, served by lines 178 and 186. Amstelveen, Kruiskerk is a couple of streets away at 366 metres, with lines 178, 257, 357, N47 and N57. Amsterdam Zuid train station is about 3.6 km away, reachable by bus or bike.
What do residents say about living in this area?
Residents of the wider district of Elsrijk, which includes the Kruiskerkbuurt, give their living environment an average score of 8.17 out of 10, based on 39 reviews. One resident says: "Nice neighbourhood to live in with all amenities nearby and pleasant people." Another adds: "Nice neighbourhood with cosy people and everything nearby!!!!" These reviews reflect the district as a whole, not just this specific neighbourhood.
