Poortwachter 44
Beroepenbuurt, Amstelveen
AreaA friendly family home in Amstelveen
This terraced house on Poortwachter 44 sits in the Beroepenbuurt, a quiet residential pocket of Amstelveen where the streets are named after professions. The area feels settled and sociable, with a mix of ages and plenty of families. At €675,000, the asking price is 30% below the average asking price of €959,750 for homes in the neighbourhood, which puts it on the low side compared with the local market. For context, terraced houses in Amstelveen typically sell in a range that this home sits comfortably within.
Inside the home
Built in 1986, this three-storey family home offers five rooms, including four bedrooms and one bathroom, with a living area of 114 m² according to the agent (the BAG registration lists 113 m²). The plot measures 123 m². The house has a front and rear garden, with the rear garden facing northwest and accessible via the back alley. It is a freehold property, so there is no leasehold. The agent notes the home is fully insulated, with roof, wall and floor insulation, and has a combi boiler plus partial underfloor heating. The energy label is B.
Life in the Beroepenbuurt
Residents across the municipality of Amstelveen give their living environment an average score of 7.95, based on 57 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." The neighbourhood itself counts around 1,615 residents, with a mix of households, including many families with children. It is a strongly urban area, with an address density of 2,276 per km². For more on the area, see the Beroepenbuurt neighbourhood.
Amenities and transport
Daily errands are easy from here. An Albert Heijn supermarket is just around the corner, and a PLUS is a ten-minute walk away. Primary schools OBS de Pioniers and De Cirkel are both within a short walk, as is the Hermann Wesselink College for secondary education. The GP practice Huisartsenpraktijk Melkweg and the BENU Apotheek Middenwaard are both a couple of streets away. For public transport, the bus stop Amstelveen, Grote Beer is on your doorstep with lines 178 and N47, and the tram stop Poortwachter is a five-minute walk with lines 6 and 25. Amsterdam Zuid station is about 6.3 km away. The municipality of Amstelveen offers further amenities and connections, as described on the municipality of Amstelveen.
WOZ value and address data
The WOZ value of the home is €602,000, based on the reference date 1 January 2025. The asking price is 12% above this WOZ value. Over the past five years, the WOZ value has developed in line with the local market. As for the address, the noise level from road traffic is 59 dB Lden, which is above the norm, while aircraft noise is 48 dB Lden, below the norm (both measured in 2022). The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. The climate risk indications for the area are: pluvial flooding at heavy rain is low, current flood risk is medium, and by 2050 it remains medium; heat stress is currently low but is expected to become medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via two channels: Amstelhoven Makelaars and Amstelhoven Makelaars 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 Poortwachter 44, Amstelveen
How does the asking price compare with the WOZ value?
The asking price of €675,000 is 12% above the WOZ value of €602,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price also sits 30% below the average asking price of €959,750 for homes currently for sale in the Beroepenbuurt, though this home is smaller than the neighbourhood average.
What is the layout of this terraced house?
According to the agent, the home has five rooms in total: four bedrooms and one bathroom, spread over three floors. The living area is 114 m² as listed by the agent, while the BAG registration records 113 m². The plot measures 123 m². There is a front and rear garden, with the rear garden facing northwest and accessible via the back alley.
What is the energy label and what does it mean for costs?
The energy label is B. This is an efficient label, so you can expect relatively moderate energy costs compared with less efficient homes. The agent also notes that the home is fully insulated, with roof, wall and floor insulation, and has a combi boiler plus partial underfloor heating. These features contribute to the home's energy performance.
What is the WOZ value of this home?
The WOZ value is €602,000, based on the reference date 1 January 2025. This is the municipal valuation used for property taxes, not the current market value. The asking price of €675,000 is 12% above this WOZ value. The WOZ value has developed over the past five years in line with the local market, though no specific percentage change is stated.
What are the noise levels like at this address?
According to public risk data, the noise level from road traffic at this address is 59 dB Lden, which is above the Dutch noise norm. Aircraft noise is 48 dB Lden, which is below the norm. These figures are from 2022 and are area-level indications, not measurements taken at the property itself. The data comes from the Atlas Leefomgeving.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to the KCAF data. However, the soil type is clay, which is sensitive to settlement. This is an area-level indication, not an inspection of the specific property. It means that the risk of foundation problems in this area is considered low, but the soil characteristics are worth noting.
What are the climate risks for this area?
The climate risk indications for this address are: pluvial flooding at heavy rain is low, current flood risk is medium, and by 2050 it is expected to remain medium. Heat stress is currently low but is projected to become medium by 2050. These are area-level indications from the Klimaateffectatlas, not a prediction for this specific home.
Which supermarkets are nearby?
An Albert Heijn supermarket is just around the corner at 355 metres, and another Albert Heijn is at 889 metres. A PLUS is at 918 metres, and another PLUS at 948 metres. A Coop is at 1,112 metres. In total, there are 32 supermarkets within 5 km, so you have plenty of choice for daily groceries.
What schools are close to this home?
Primary schools OBS de Pioniers (395 m) and De Cirkel (453 m) are both within a short walk. For secondary education, the Hermann Wesselink College is at 467 metres, and the Amstelveen College is at 669 metres. There are 44 schools within 5 km, covering both primary and secondary levels.
What public transport options are available?
The bus stop Amstelveen, Grote Beer is on your doorstep at 80 metres, with bus lines 178 and N47. The tram stop Poortwachter is at 336 metres, served by tram lines 6 and 25. The bus stop Amstelveen, Poortwachter is at 372 metres with the same bus lines. Amsterdam Zuid train station is about 6.3 km away.
What is the neighbourhood like?
The Beroepenbuurt is a residential area in Amstelveen with around 1,615 residents. It has a mix of households, including many families with children (40% of households). Residents across the municipality of Amstelveen rate their living environment 7.95 out of 10, based on 57 reviews. One resident says: "I have never had any problems in the neighbourhood and hardly any nuisance."
