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
Overtoom 278 A
Photo 2 of Overtoom 278 APhoto 3 of Overtoom 278 APhoto 4 of Overtoom 278 APhoto 5 of Overtoom 278 A
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For salePrice reduced -4.1%

Overtoom 278 A

Amsterdam · 1054JC

Apartment at Overtoom 278A in Amsterdam (WG-terrein neighbourhood). The home was built in 1904 and has 222 m² of living space, 4 bedrooms and energy label A+. The nearest railway station is Vijzelgracht (1.5 km). The nearest primary school is Brede School De kinkerbuurt (436 m).

222 m²4 beds1904Label A+Apartment
Asking price€ 1,750,000
Was€ 1,825,000
Realistic price (indication)Only visible with Huisverklikker Pro
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Before you bid

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Property report for Overtoom 278 ASoil, 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
    4 days ago
    € 1,750,000
    −€ 75,000
  2. Listed for sale
    31 May 2026
    € 1,825,000

Property details

Living area222 m²
Construction year1904
Property typeApartment
Bedrooms4
Bathrooms2
Energy labelA+
WOZ value—
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 WG-terrein 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 populated210 persons
Liveability Meter: nuisance and safetyMuch more nuisance/unsafety than average-0.1025 score
Points to note · Neighbourhood & market6
Distance to sex establishment or swingers' clubRight next door (<100 m)50 m
Catering within 300 mVery many catering businesses, nightlife area28
Crimes per 1,000 residentsHigh crime111 per 1,000 residents· NL 45%
Satisfied with the property (neighbourhood)Bottom 25% (lowest satisfaction)86.2%· NL 90.1%
Permits <500 m (12 months)Much building pressure48
Permits <500 m (3 months)Very high construction activity21
Points to note · Environment & risk13
Serious noise nuisance from neighbours (neighbourhood)Much neighbour nuisance8.9%
Noise loadLoud66 dB
Road traffic noise exposure (Lnight)Severely disruptive58 dB
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 nearby13
Environmental health risk (MGR)High environmental health risk7.7%
Urban heat island effectStrong heat island2 °C
Can find cooling outside the homeFew people find cooling outside43.6%
Able to find cooling in the propertyFew people can cool off indoors42.9%
Aircraft movements per hour (nearest airport)Very busy54.1 per hour
Foundation riskHigh risklarge
Flood risk classHigh flood risklarge
Points to note10
Dual designationArchaeological protectionValue - Archaeology 2
Shared plotShared plotYes
Share of homes with solar powerFew solar panels2%· NL 36%
Waste collection charge (municipality, average)Above-average waste collection charge€ 396
Average WOZ value (municipality)Above national average€ 575,000
Distance to airportNearby9.2 km
Serious noise nuisance from aircraft (neighbourhood)High flight nuisance16.2%
Odour nuisance from businesses/industry (% seriously annoyed)Elevated1.5%
Air Quality Index (AQI)Insufficient air qualityInsufficient
Under flight path / in aviation noise zoneIn air traffic noise zoneYes
Plus points10
Leasehold or freeholdFreeholdNo
Energy index (primary fossil)Efficient (label A/B)146 kWh/m²/yr
Energy labelEconomicalA+
Avg. natural gas consumptionEconomical650 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 low0.664 µg/m³
Distance to waste incineration facilityFar away6.8 km
Distance to biomass plantAt distance (>3 km)5.1 km

Stations

Vijzelgracht1.5 km · Metro station
De Pijp1.7 km · Metro station
Rokin1.9 km · Metro station
Waterlooplein2.4 km · Metro station

Construction plans & permits in the neighbourhood

Tap a category to show or hide it.

44 permits within 500 m · 8 construction plans within 1 km · 49 zoning plan amendments within 5 km. Click the map for each permit’s description.

Schools

Primary schools: doorstroomtoets
Brede School De kinkerbuurt

56th percentile: average · LIB · grade 8: 40 pupils · total 266 pupils

Disadvantage score 30: more disadvantage than 71% of schools

436 m
Basisschool Annie M G Schmidt, Pieter Langendijkstraat 44

87th percentile: high · LIB · grade 8: 40 pupils · total 411 pupils

No measured educational disadvantage

568 m
Basisschool Het Winterkoninkje 2e Montessori-School

85th percentile: high · LIB · grade 8: 49 pupils · total 351 pupils

No measured educational disadvantage

642 m
Cornelis Vrijschool voor Basisonderwijs

86th percentile: high · IEP · grade 8: 26 pupils · total 241 pupils

No measured educational disadvantage

770 m
Oecumenische basisschool Het Museumkwartier

69th percentile: average · LIB · grade 8: 25 pupils · total 147 pupils

Disadvantage score 2: more disadvantage than 17% of schools

796 m
Basisschool Annie M G Schmidt, Nassaukade 342-A

21st percentile: low · LIB · grade 8: 17 pupils · total 183 pupils

Disadvantage score 1: more disadvantage than 14% of schools

846 m
Nicolaas Maes

92nd percentile: high · LIB · grade 8: 49 pupils · total 360 pupils

No measured educational disadvantage

932 m
Hildebrand Van Loonschool

100th percentile: high · LIB · grade 8: 31 pupils · total 234 pupils

No measured educational disadvantage

951 m
Basisschool De Meidoorn 10e Montessori-School

86th percentile: high · LIB · grade 8: 34 pupils · total 286 pupils

No measured educational disadvantage

1.0 km
St. Janschool

94th percentile: high · LIB · grade 8: 54 pupils · total 435 pupils

No measured educational disadvantage

1.0 km
Secondary schools: exam results
Scholengemeenschap ZAAM Zuid voor Vwo Havo Mavo Vbo, 2e C Huygensstr 31

18th percentile: low · 89% passed · CE avg 6.2 · VBO/MAVO · 99 exam candidates

447 m
Barlaeus Gymnasium

91st percentile: high · 92% passed · CE avg 6.9 · VWO · 109 exam candidates

1.1 km
Scholengemeenschap ZAAM Zuid voor Vwo Havo Mavo Vbo, Moreelsestraat 19-+21

5th percentile: low · 83% passed · CE avg 6.0 · VBO/MAVO/HAVO · 59 exam candidates

1.1 km
Het Amsterdams Lyceum, Valeriusplein 15

35th percentile: average · 86% passed · CE avg 6.5 · VWO · 186 exam candidates

1.2 km
Fons Vitae Lyceum voor havo en vwo

15th percentile: low · 83% passed · CE avg 6.4 · HAVO/VWO · 196 exam candidates

1.2 km
Het Amsterdams Lyceum, Olympiaplein 6

no exam results · VWO

1.3 km
St. Ignatiusgymnasium

99th percentile: high · 97% passed · CE avg 7.1 · VWO · 105 exam candidates

1.3 km
Montessori Scholengemeenschap Amsterdam voor Lyceum Havo Mavo Vbo Lwoo

7th percentile: low · 80% passed · CE avg 6.3 · VBO/MAVO/HAVO/VWO · 362 exam candidates

1.3 km
Montessori SG Amsterdam, Vestiging Oostpoort Nieuwkomers Kruseman

no exam results · VBO/MAVO/HAVO/VWO

1.4 km
Jan van Eijckstraat

no exam results · HAVO/VWO

1.4 km

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

Neighbourhood news

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