Price drops in and around Amsterdam

More homes in and around Amsterdam whose asking price was recently cut.

Property report01/08
No surprises after the keys.
01
What are you buying?

The listing read like a buyer’s agent: strengths, question marks, clauses.

02
Is the price realistic?

Our own valuation with a range beside the asking price. And: overbid or not?

03
What is living here like?

Scores for family, quiet, greenery and getting around, per address.

04
What shape is it in?

What the condition means for costs and your bid, your impression weighed in.

05
What is round the corner?

How good the schools are, and shops and transit in actual metres.

06
What could go wrong?

From the foundation to building plans: the risks around the home, lined up.

07
Much competition?

Comparable sales, time on market and your room to negotiate.

08
Buy it or not?

A verdict on the purchase, and what to check and ask before you bid.

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Suze Groenewegplantsoen 33, Amsterdam-4.0%
€ 475.000€ 495.000
Suze Groenewegplantsoen 33
A
102 m²
Amsterdamtoday
Rijksstraatweg 132, Duivendrecht-4.3%
€ 895.000€ 935.000
Rijksstraatweg 132
A
156 m²
Duivendrechttoday
Berthold Brechtstraat 807, Amsterdam-2.8%
€ 349.000€ 359.000
Berthold Brechtstraat 807
D
60 m²
Amsterdamtoday
Conradstraat 86 D, Amsterdam-7.1%
€ 650.000€ 700.000
Conradstraat 86 D
A+
92 m²
Amsterdamtoday
Klaasje Zevensterstraat 549, Amstelveen-2.8%
€ 870.000€ 895.000
Klaasje Zevensterstraat 549
A+
116 m²
Amstelveentoday
Prins Hendrikkade 125 C, Amsterdam-2.5%
€ 1.365.000€ 1.400.000
Prins Hendrikkade 125 C
D
157 m²
Amsterdamtoday
Marnixstraat 186 3, Amsterdam-3.2%
€ 750.000€ 775.000
Marnixstraat 186 3
A
84 m²
Amsterdamtoday
Singel 455 F, Amsterdam-4.2%
€ 1.145.000€ 1.195.000
Singel 455 F
B
151 m²
Amsterdamtoday
Borssenburg 51, Amstelveen-6.2%
€ 1.595.000€ 1.700.000
Borssenburg 51
B
221 m²
Amstelveentoday
P. Hans Frankfurthersingel 74, Amsterdam-8.1%
€ 400.000€ 435.000
P. Hans Frankfurthersingel 74
77 m²
Amsterdamtoday
Jisperveldstraat 147, Amsterdam-6.3%
€ 398.000€ 425.000
Jisperveldstraat 147
G
101 m²
Amsterdamtoday
Eleanor Rooseveltlaan 18, Amstelveen-4.8%
€ 400.000€ 420.000
Eleanor Rooseveltlaan 18
D
76 m²
Amstelveentoday
Timorplein 18 2, Amsterdam-7.1%
€ 395.000€ 425.000
Timorplein 18 2
D
52 m²
Amsterdamtoday
Willy Sluiterstraat 114, Amsterdam-4.2%
€ 575.000€ 600.000
Willy Sluiterstraat 114
A+
90 m²
Amsterdamtoday
Van Noordtkade 18 B, Amsterdam-5.0%
€ 660.000€ 695.000
Van Noordtkade 18 B
A
89 m²
Amsterdamtoday
Van Hogendorpstraat 110 4, Amsterdam-2.5%
€ 390.000€ 400.000
Van Hogendorpstraat 110 4
E
40 m²
Amsterdamtoday
Lutmastraat 264 2
Photo 2 of Lutmastraat 264 2Photo 3 of Lutmastraat 264 2Photo 4 of Lutmastraat 264 2Photo 5 of Lutmastraat 264 2
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For salePrice reduced -9.5%

Lutmastraat 264 2

Amsterdam · 1074VD

Apartment at Lutmastraat 264 in Amsterdam (Diamantbuurt neighbourhood). The home was built in 1891 and has 121 m² of living space, 4 bedrooms and energy label B. The nearest railway station is Wibautstraat (384 m). The nearest primary school is Basisschool D Pinksterbloem 4e Montessori-School (285 m).

121 m²4 beds1891Label BApartment
Asking price€ 995,000
Was€ 1,100,000
Realistic price (indication)Only visible with Huisverklikker Pro
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Before you bid

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Property report for Lutmastraat 264 2Soil, noise, foundation, building plans and the neighbourhood, plus an independent price indication beside the asking price.Read a sample report firstFreeA complete report on another address, first page to last. So you know what you are buying.
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Price & status history

  1. Relisted
    11 days ago
    € 995,000
    −€ 105,000
  2. Listed for sale
    3 Jun 2026
    € 1,100,000

Property details

Living area121 m²
Construction year1891
Property typeApartment
Bedrooms4
Bathrooms1
Energy labelB
WOZ value€ 998,000
OwnershipFreehold
Estate agent—

WOZ value over the years

Fetching WOZ history…

Age composition of the neighbourhood

This neighbourhoodNetherlands
Share of residents per age group in the Diamantbuurt neighbourhood against the Netherlands, source CBS.

Features

Points to note · Home & energy1
Share of renewable energyLow share renewable0%
Points to note · Demographics2
Residents in 100m grid cellVery densely populated125 persons
Liveability Meter: nuisance and safetyMuch more nuisance/unsafety than average-0.2048 score
Points to note · Neighbourhood & market6
Share of social rental housing in the neighbourhoodPredominantly social rental65%
Green share within 500 mLittle greenery4%
Satisfied with the property (neighbourhood)Bottom 25% (lowest satisfaction)77.9%· NL 90.1%
Satisfied with the residential environment (neighbourhood)Bottom 25% (lowest satisfaction)83.3%· NL 88.1%
Permits <500 m (12 months)Much building pressure59
Permits <500 m (3 months)Very high construction activity16
Points to note · Environment & risk10
Serious noise nuisance from neighbours (neighbourhood)Much neighbour nuisance10.9%
Odour nuisance sewerage/water treatment (% seriously bothered)High2.1%
Odour nuisance from road traffic (% seriously affected)High3.2%
Large industrial businesses within 5 kmHeavy industry nearby9
PFAS measurement above norm (closest)Above the standardYes
Urban heat island effectStrong heat island2.1 °C
Can find cooling outside the homeFew people find cooling outside38.6%
Able to find cooling in the propertyFew people can cool off indoors33.3%
Foundation riskHigh risklarge
Flood risk classHigh flood risklarge
Points to note10
Shared plotShared plotYes
Share of homes with solar powerFew solar panels1%· NL 36%
Waste collection charge (municipality, average)Above-average waste collection charge€ 396
Average WOZ value (municipality)Above national average€ 575,000
Distance to airportNearby10.9 km
Odour nuisance from businesses/industry (% seriously annoyed)Elevated1.5%
PFAS standard breach within 10 kmLimit exceeded within 10 kmYes
Share of social assistance recipientsElevated7.6%· NL 2.3%
Proportion of flexible employment contractsMuch flexible work43.6%· NL 32.5%
Share of households lowest 40% incomeabove-average many low incomes58.9%· NL 40%
Plus points10
Zoning purpose (main category)Residential designationresidential
Leasehold or freeholdFreeholdNo
Building statusIn useBuilding in use
Energy index (primary fossil)Efficient (label A/B)168 kWh/m²/yr
Energy labelEconomicalB
Avg. natural gas consumptionEconomical730 m³· NL 800%
Property tax rate dwellings (municipality)Low property tax rate0.0553%
WOZ value year-on-year change (municipality)Rising property values11%
Number of hazardous businesses within 1 kmNone in the neighbourhood0
Background concentration SO₂Very low0.639 µg/m³

Stations

Wibautstraat384 m · Metro station
Amsterdam Amstel928 m · Train station
Weesperplein992 m · Metro station
De Pijp1.2 km · Metro station

Construction plans & permits in the neighbourhood

Tap a category to show or hide it.

52 permits within 500 m · 3 construction plans within 1 km · 50 zoning plan amendments within 5 km. Click the map for each permit’s description.

Schools

Primary schools: doorstroomtoets
Basisschool D Pinksterbloem 4e Montessori-School

84th percentile: high · IEP · grade 8: 38 pupils · total 371 pupils

No measured educational disadvantage

285 m
Kindcentrum Sarphati

67th percentile: average · LIB · grade 8: 40 pupils · total 292 pupils

Disadvantage score 11: more disadvantage than 45% of schools

701 m
Basisschool Anne Frank 6e Montessori School

91st percentile: high · IEP · grade 8: 26 pupils · total 214 pupils

Disadvantage score 5: more disadvantage than 28% of schools

741 m
IBS De Vijgenboom

no recent test score · total 200 pupils

Disadvantage score 26: more disadvantage than 66% of schools

750 m
Aldoende

47th percentile: average · LIB · grade 8: 48 pupils · total 317 pupils

Disadvantage score 17: more disadvantage than 56% of schools

779 m
Openbare Basisschool De Kaap

12th percentile: low · LIB · grade 8: 19 pupils · total 140 pupils

Disadvantage score 58: more disadvantage than 89% of schools

812 m
Oecumenische daltonschool De Rivieren

35th percentile: average · DIA · grade 8: 22 pupils · total 173 pupils

Disadvantage score 50: more disadvantage than 84% of schools

930 m
IBS Elif Zuid

47th percentile: average · LIB · grade 8: 19 pupils · total 236 pupils

Disadvantage score 42: more disadvantage than 81% of schools

988 m
Basisschool Oscar Carre

61st percentile: average · IEP · grade 8: 29 pupils · total 385 pupils

No measured educational disadvantage

1.0 km
ASVO

85th percentile: high · IEP · grade 8: 16 pupils · total 325 pupils

No measured educational disadvantage

1.1 km
Secondary schools: exam results
Montessori SG Amsterdam voor Lyceum Havo Mavo Vbo Lwoo, vestiging IVKO

27th percentile: average · 86% passed · CE avg 6.4 · VBO/MAVO/HAVO · 100 exam candidates

218 m
Scholengemeenschap ZAAM Oost voor Vwo Havo Mavo Vbo, Vrolikstraat 8

92nd percentile: high · 93% passed · CE avg 6.9 · VWO · 116 exam candidates

444 m
Montessori SG Amsterdam voor Lyceum Havo Mavo Vbo Lwoo, vest. Kiem Montessori

58th percentile: average · 94% passed · CE avg 6.5 · VBO/MAVO/HAVO · 33 exam candidates

565 m
Esprit Scholengroep Voor Lyceum Havo Mavo Vbo Lwoo

7th percentile: low · 80% passed · CE avg 6.3 · VBO/MAVO/HAVO/VWO · 186 exam candidates

648 m
Fons Vitae Lyceum voor Vwo en Havo

no exam results · HAVO/VWO

655 m
Scholengemeenschap ZAAM Zuid voor Vwo Havo Mavo Vbo, Karel du Jardinstraat 54

no exam results · BRUGJAAR

820 m
Montessori Sg Amsterdam vestiging MLA-VOS

no exam results · VBO/MAVO/HAVO/VWO

1.0 km
Scholengemeenschap ZAAM Oost voor Vwo Havo Mavo Vbo, Nobelweg 6

12th percentile: low · 84% passed · CE avg 6.3 · HAVO/VWO · 105 exam candidates

1.1 km
Scholengemeenschap voor Atheneum en Havo Het Hervormd Lyceum Zuid

43rd percentile: average · 87% passed · CE avg 6.6 · HAVO/VWO · 129 exam candidates

1.3 km
Montessori Scholengemeenschap Amsterdam locatie Metis Montessori Lyceum

84th percentile: high · 96% passed · CE avg 6.6 · VBO/MAVO/HAVO/VWO · 154 exam candidates

1.3 km

Source: DUO Open Education Data · raw figures, not adjusted for the pupil population.

Neighbourhood news

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