A terraced house with a remarkable plot
This terraced house on Kromme Distelstraat 7 sits in the Van der Pekbuurt, a neighbourhood in Amsterdam's Volewijck district. Built in 1918, it's a piece of early twentieth-century Amsterdam, and the asking price of €425,000 sits 11% below the WOZ value. That's a notable gap, and it's worth weighing against the fact that the average asking price for terraced houses in Amsterdam is currently around €432,000.
The home itself
The agent describes this as a terraced house, though the property subtype is listed as an apartment. It has three rooms, two bedrooms, one bathroom, and two floors, with a volume of 192 cubic metres. The living area is given as 50 square metres according to the BAG registration, while the agent lists it as 49 square metres. The plot, however, is the standout feature: a generous 1,962 square metres, which is unusual for a home like this. The energy label is C, so you can expect moderate energy costs.
Life in the Van der Pekbuurt
The Van der Pekbuurt neighbourhood is a calm, green pocket of Amsterdam, according to residents. One resident, speaking about the wider municipality, says: "Extremely nice and cozy. Lots of amenities around, parks, shopping areas, bars, daycares etc." Another adds: "It's calm, safe and green, and although it could still improve and could get more support from the local government, it's still affordable (compared to the rest of the city) and constantly changing for the better." A third resident notes the greenery and trees, but also mentions that hygiene around the rubbish containers is a persistent issue. Across the municipality, residents give an average score of 7.38 out of 10, based on 258 reviews. The neighbourhood itself has around 4,470 residents, with a mix of ages and household types.
Amenities and transport
Daily life is well served here. The nearest supermarket, a Vomar, is just around the corner, and an Albert Heijn is a couple of streets away. For healthcare, the BENU Kamperfoelie Apotheek is on your doorstep, while the nearest GP, Medisch Kwartier, is a bit further out. Primary schools are within walking distance, including Dalton Kind Centrum De IJsbreker and Oecumenische basisschool Oranje Nassau. Public transport is handy: bus stops at Mosplein and Meidoornplein offer lines 391, 394, N94, 34, 36, 38, and N93, and Amsterdam Centraal station is about a ten-minute walk away. The municipality of Amsterdam as a whole is well connected, but this spot is particularly practical.
WOZ value and address data
The WOZ value for this home is €480,000, as of 1 January 2025. The asking price of €425,000 is 11% below that figure. Over the past five years, the WOZ value has risen by 46%, from €329,000 in 2020 to €480,000 in 2025. As for the area, there are some indications to be aware of. The noise level from road traffic is 57 dB Lden, which is above the norm, while railway and aircraft noise are below their respective norms. The foundation risk is rated as medium, which is an area-level indication based on the fact that the building predates 1970. Climate risks include a low risk of pluvial flooding, a medium risk of flooding in the current situation, and a low risk by 2050. Heat stress is currently low but is expected to be medium by 2050. These are all area-level indications, not an inspection of this specific home.
About the listing
At the time of writing, this home is offered via multiple channels, including Peters en Partners Makelaars en Taxateurs. The listing is complete, with all key details provided.
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Features
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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 Kromme Distelstraat 7, Amsterdam
How does the asking price compare to the WOZ value?
The asking price is €425,000, which is 11% below the WOZ value of €480,000 (as of 1 January 2025). This means the asking price is lower than the municipal valuation, which could be a point in your favour when considering the price. However, the average asking price for homes in the Van der Pekbuurt is around €432,000, so this home is priced slightly below that average as well.
What is the layout of this home?
According to the agent, this home has three rooms, two bedrooms, one bathroom, and two floors. The living area is listed as 50 square metres in the BAG registration, while the agent states 49 square metres. The plot is notably large at 1,962 square metres, which is a significant feature for a home of this size. The property subtype is listed as an apartment, though the property type is described as a terraced house.
What is the energy label and what does it mean?
The energy label for this home is C. This is a mid-range label, so you can expect moderate energy costs. It's not the most efficient label, but it's also not the least efficient. The label is based on the home's characteristics, and while it doesn't tell you everything about the insulation, it gives you a general idea of what to expect in terms of heating and electricity bills.
What are the noise levels like in this area?
According to public data, the noise level from road traffic is 57 dB Lden, which is above the Dutch norm. Railway noise is 37 dB Lden, and aircraft noise is 46 dB Lden, both of which are below their respective norms. These are area-level indications, not measurements taken at this specific home, but they give you a sense of the acoustic environment.
What is the foundation risk for this home?
The foundation risk is rated as medium, based on area-level data. This is because the home was built before 1970 (specifically in 1918), and the entire postcode area falls within a KCAF attention zone, with 100% of properties built before 1970. This is an indication, not an inspection of this specific home, so it's worth being aware of the potential for foundation issues.
What are the flood and heat stress risks?
The risk of pluvial flooding (from heavy rain) is low, while the risk of flooding from other sources is currently medium, but is expected to be low by 2050. Heat stress is currently low, but is expected to be medium by 2050. These are area-level indications based on climate models, not specific to this home, but they give you an idea of how the area might be affected in the future.
What amenities are nearby?
There's a Vomar supermarket just around the corner, and an Albert Heijn a couple of streets away. The BENU Kamperfoelie Apotheek is also close by. For schools, Dalton Kind Centrum De IJsbreker and Oecumenische basisschool Oranje Nassau are within walking distance. Public transport is convenient, with bus stops at Mosplein and Meidoornplein offering several lines, and Amsterdam Centraal station about a ten-minute walk away.
What is the neighbourhood like?
The Van der Pekbuurt is described by residents as calm, green, and evolving. One resident says it's "extremely nice and cozy" with lots of amenities, while another notes it's "calm, safe and green" and affordable compared to the rest of the city. A third resident mentions the greenery and trees but also points out issues with rubbish around the containers. Across the municipality, residents give an average score of 7.38 out of 10.
