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.

Create your property report
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
Makassarstraat 38 2
Photo 2 of Makassarstraat 38 2Photo 3 of Makassarstraat 38 2Photo 4 of Makassarstraat 38 2Photo 5 of Makassarstraat 38 2
Huisverklikker Chrome extensionInstall

Indicative data, possibly incomplete or incorrect. Not advice, no rights can be derived from it. Always do your own research.

For salePrice reduced -8.3%

Makassarstraat 38 2

Amsterdam · 1095SZ

Apartment at Makassarstraat 38 in Amsterdam (Makassarpleinbuurt neighbourhood). The home was built in 1925 and has 47 m² of living space, 2 bedrooms and energy label D. The nearest railway station is Amsterdam Muiderpoort (752 m). The nearest primary school is Flevoparkschool (275 m).

47 m²2 beds1925Label DApartment
Asking price€ 399,000
Was€ 435,000
Realistic price (indication)Only visible with Huisverklikker Pro
See it with Huisverklikker Pro →
Before you bid

Know first, then bid.

Property report for Makassarstraat 38 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.
TrustpilotMoney back if it disappoints
View on Funda

Price & status history

  1. Relisted
    7 days ago
    € 399,000
    −€ 36,000
  2. Listed for sale
    27 May 2026
    € 435,000

Property details

Living area47 m²
Construction year1925
Property typeApartment
Bedrooms2
Bathrooms1
Energy labelD
WOZ value€ 390,000
OwnershipMunicipal property burdened with leasehold (leasehold expiry date: 15-01-2050)
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 Makassarpleinbuurt neighbourhood against the Netherlands, source CBS.

Features

Points to note · Home & energy1
Share of renewable energyLow share renewable0%
Points to note · Demographics3
Share of social assistance recipientsHigh8.3%· NL 2.3%
Residents in 100m grid cellVery densely populated240 persons
Liveability Meter: nuisance and safetyMuch more nuisance/unsafety than average-0.1897 score
Points to note · Neighbourhood & market8
Share of social rental housing in the neighbourhoodPredominantly social rental68%
Green share within 500 mLittle greenery5%
Catering within 300 mVery many catering businesses, nightlife area25
Score nearest primary school (percentile)Low (bottom tenth)8%
Satisfied with the property (neighbourhood)Bottom 25% (lowest satisfaction)78.8%· NL 90.1%
Satisfied with the residential environment (neighbourhood)Bottom 25% (lowest satisfaction)80.5%· NL 88.1%
Permits <500 m (12 months)Much building pressure39
Permits <500 m (3 months)Very high construction activity12
Points to note · Environment & risk7
Serious noise nuisance from neighbours (neighbourhood)Much neighbour nuisance9.4%
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 nearby6
Can find cooling outside the homeFew people find cooling outside37%
Able to find cooling in the propertyFew people can cool off indoors35.4%
Foundation riskHigh risklarge
Points to note10
Leasehold or freeholdLeaseholdYes
Shared plotShared plotYes
Share of homes with solar powerFew solar panels5%· NL 36%
Waste collection charge (municipality, average)Above-average waste collection charge€ 396
Average WOZ value (municipality)Above national average€ 575,000
Distance nearest E-PRTR facilityNearby (0.5-1 km)711 m
Distance to military terrainNear military site1.7 km
Distance to airportNearby13.5 km
Odour nuisance from businesses/industry (% seriously annoyed)Elevated1.5%
Air Quality Index (AQI)Insufficient air qualityInsufficient
Plus points10
Building statusIn useBuilding in use
Avg. natural gas consumptionEconomical600 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 low0.556 µg/m³
Distance to waste incineration facilityFar away10.8 km
Distance to biomass plantAt distance (>3 km)7.5 km
Distance to nearest wind turbineFar away (>2 km)7.3 km
Distance to overhead high-voltage lineWell away2,945 m

Stations

Amsterdam Muiderpoort752 m · Train station
Amsterdam Science Park1.4 km · Train station
Weesperplein2.2 km · Metro station
Wibautstraat2.2 km · Metro station

Construction plans & permits in the neighbourhood

Tap a category to show or hide it.

33 permits within 500 m · 5 construction plans within 1 km · 45 zoning plan amendments within 5 km. Click the map for each permit’s description.

Schools

Primary schools: doorstroomtoets
Flevoparkschool

8th percentile: low · IEP · grade 8: 29 pupils · total 221 pupils

Disadvantage score 80: more disadvantage than 95% of schools

275 m
al Jawhara

34th percentile: average · LIB · grade 8: 42 pupils · total 309 pupils

Disadvantage score 49: more disadvantage than 84% of schools

469 m
Vrije School Thula

47th percentile: average · LIB · grade 8: 22 pupils · total 176 pupils

No measured educational disadvantage

475 m
De Indische Buurt School

49th percentile: average · LIB · grade 8: 26 pupils · total 346 pupils

Disadvantage score 65: more disadvantage than 91% of schools

510 m
Montessorischool Op de Kade

57th percentile: average · DOE · grade 8: 25 pupils · total 217 pupils

Disadvantage score 7: more disadvantage than 33% of schools

659 m
De Kleine Kapitein

84th percentile: high · LIB · grade 8: 19 pupils · total 232 pupils

No measured educational disadvantage

723 m
Basisschool Oostelijke Eilanden

79th percentile: high · IEP · grade 8: 48 pupils · total 421 pupils

No measured educational disadvantage

901 m
De Kraal

14th percentile: low · LIB · grade 8: 47 pupils · total 293 pupils

Disadvantage score 54: more disadvantage than 87% of schools

971 m
Basisschool De Achthoek

69th percentile: average · LIB · grade 8: 55 pupils · total 404 pupils

No measured educational disadvantage

980 m
Oecumenische Basisschool Frankendael

98th percentile: high · DIA · grade 8: 30 pupils · total 248 pupils

Disadvantage score 26: more disadvantage than 67% of schools

995 m
Secondary schools: exam results
Montessori SG Amsterdam, vestiging Oostpoort Nieuwkomers Soembawa

no exam results · VBO/MAVO/HAVO/VWO

293 m
LUCA

no exam results · VBO/PRO

350 m
Scholengemeenschap ZAAM Oost voor Vwo Havo Mavo Vbo, Dapperstraat 315

4th percentile: low · 78% passed · CE avg 6.1 · HAVO · 64 exam candidates

885 m
Montessori SG Amsterdam, vestiging Montessori Lyceum Pax

no exam results · VBO/MAVO/HAVO/VWO

897 m
Montessori SG Amsterdam v Lyceum Havo Mavo Vbo Lwoo, Montessori Lyceum Oostpoort

18th percentile: low · 88% passed · CE avg 6.2 · VBO/MAVO/HAVO/VWO/PRO · 102 exam candidates

1.0 km
Yuverta

83rd percentile: high · 100% passed · CE avg 6.5 · VBO/PRO · 20 exam candidates

1.3 km
Scholengemeenschap ZAAM Oost voor Vwo Havo Mavo Vbo, Lavoisierstraat 2

17th percentile: low · 87% passed · CE avg 6.2 · VBO/MAVO · 101 exam candidates

1.4 km
Scholengemeenschap ZAAM Oost voor Vwo Havo Mavo Vbo, Radioweg 56

no exam results · BRUGJAAR

1.5 km
De Amsterdamse Mavo & Havo

90th percentile: high · 95% passed · CE avg 6.8 · MAVO · 58 exam candidates

1.5 km
Montessori Scholengemeenschap Amsterdam locatie Metis Montessori Lyceum

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

1.5 km

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

Neighbourhood news

What do others think?