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
Zwarte Pad 14
Photo 2 of Zwarte Pad 14Photo 3 of Zwarte Pad 14Photo 4 of Zwarte Pad 14Photo 5 of Zwarte Pad 14
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 -6.3%

Zwarte Pad 14

Amsterdam · 1069MN

Detached at Zwarte Pad 14 in Amsterdam (De Aker-Oost neighbourhood). The home has 104 m² of living space, a 330 m² plot, 2 bedrooms and energy label G. The nearest railway station is Henk Sneevlietweg (3.3 km). The nearest primary school is Christelijke Basisschool Oranje Nassau (536 m).

104 m²330 m² plot2 bedsLabel GDetached
Asking price€ 750,000
Was€ 800,000
Realistic price (indication)Only visible with Huisverklikker Pro
See it with Huisverklikker Pro →
Before you bid

Know first, then bid.

Property report for Zwarte Pad 14Soil, 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. Price reduced
    2 days ago
    € 750,000
    −€ 50,000
  2. Listed for sale
    3 Jun 2026
    € 800,000

Property details

Living area104 m²
Plot330 m²
Construction year—
Property typeDetached
Bedrooms2
Bathrooms2
Energy labelG
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 De Aker-Oost neighbourhood against the Netherlands, source CBS.

Features

Points to note · Home & energy4
Share of renewable energyLow share renewable0%
Calculated CO₂ emissionsHigh emissions143 kg/m2/yr
Energy index (primary fossil)Poor (label F/G)779 kWh/m²/yr
Energy labelPoorG
Points to note · Demographics1
Liveability Meter: nuisance and safetyMuch more nuisance/unsafety than average-0.1059 score
Points to note · Neighbourhood & market2
Distance to interchange stationFar away7.4 km
Permits <500 m (12 months)Much building pressure9
Points to note · Environment & risk7
Distance to airportDirectly next to airport4.2 km
Odour nuisance sewerage/water treatment (% seriously bothered)High2.1%
Odour nuisance from road traffic (% seriously affected)High3.2%
Within PR 10⁻⁶ risk contourWithin risk contourYes
Ground subsidence (estimated, mm/year)Significant ground subsidence-26.9 mm/yr
Average highest groundwater level (GHG)Very high groundwater19 m above sea level
Groundwater table (Gt)Very wet (high groundwater level)IIa
Points to note10
Usable roof area for solar panelsLittle roof space12 m²
Solar potential roofLimited potential870 kWh/yr
Waste collection charge (municipality, average)Above-average waste collection charge€ 396
Average WOZ value (municipality)Above national average€ 575,000
Distance to military terrainNear military site1.3 km
Odour nuisance from businesses/industry (% seriously annoyed)Elevated1.5%
Glass horticulture area within 1 kmMany greenhouses (possible light nuisance)16,053 m²
Large industrial businesses within 5 kmMultiple industrial businesses4
Air Quality Index (AQI)Insufficient air qualityInsufficient
PFAS standard breach within 10 kmLimit exceeded within 10 kmYes
Plus points10
Leasehold or freeholdFreeholdNo
Shared plotOwn plotNo
Share of homes with solar powerAbove average26%· NL 36%
Avg. natural gas consumptionEconomical750 m³· NL 800%
Solar output per kWpExcellent yield1,010 kWh/kWp/yr
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 low0.783 µg/m³
Distance to waste incineration facilityFar away6.4 km

Stations

Henk Sneevlietweg3.3 km · Metro station
Heemstedestraat3.4 km · Metro station
Amsterdam Lelylaan3.6 km · Train station
Postjesweg4.0 km · Metro station

Construction plans & permits in the neighbourhood

Tap a category to show or hide it.

6 permits within 500 m · 6 construction plans within 1 km · 18 zoning plan amendments within 5 km. Click the map for each permit’s description.

Schools

Primary schools: doorstroomtoets
Christelijke Basisschool Oranje Nassau

81st percentile: high · LIB · grade 8: 76 pupils · total 626 pupils

No measured educational disadvantage

536 m
Basisschool Het Bovenland

64th percentile: average · LIB · grade 8: 28 pupils · total 241 pupils

Disadvantage score 14: more disadvantage than 50% of schools

574 m
Oecumenische basisschool De Odyssee

83rd percentile: high · LIB · grade 8: 37 pupils · total 425 pupils

No measured educational disadvantage

727 m
Openbare Daltonbasisschool De Horizon

18th percentile: low · LIB · grade 8: 64 pupils · total 422 pupils

Disadvantage score 33: more disadvantage than 74% of schools

729 m
G.Th. Rietveldschool

79th percentile: high · LIB · grade 8: 77 pupils · total 613 pupils

No measured educational disadvantage

843 m
Dr. Plesmanschool

60th percentile: average · LIB · grade 8: 19 pupils · total 217 pupils

Disadvantage score 10: more disadvantage than 43% of schools

1.1 km
Openbare Basisschool De Punt

13th percentile: low · IEP · grade 8: 54 pupils · total 333 pupils

Disadvantage score 60: more disadvantage than 90% of schools

1.3 km
Basisschool de Wereldburger

43rd percentile: average · LIB · grade 8: 44 pupils · total 513 pupils

Disadvantage score 71: more disadvantage than 93% of schools

1.4 km
Basisschool de Mijlpaal

44th percentile: average · DIA · grade 8: 41 pupils · total 352 pupils

Disadvantage score 10: more disadvantage than 42% of schools

1.4 km
Openbare Basisschool De Globe

10th percentile: low · IEP · grade 8: 33 pupils · total 226 pupils

Disadvantage score 57: more disadvantage than 88% of schools

1.4 km
Secondary schools: exam results
Yuverta

78th percentile: high · 98% passed · CE avg 6.5 · VBO · 58 exam candidates

906 m
Calandlyceum voor Gymnasium Atheneum Havo Vmbo

3rd percentile: low · 75% passed · CE avg 6.0 · VBO/MAVO/HAVO/VWO · 299 exam candidates

1.7 km
Scholengemeenschap ZAAM West voor Vwo Havo Mavo Vbo, Pieter Calandlaan 3

66th percentile: average · 97% passed · CE avg 6.4 · VBO/MAVO · 68 exam candidates

3.4 km
Scholengemeenschap voor Vwo Havo Mavo Het Hervormd Lyceum

56th percentile: average · 94% passed · CE avg 6.4 · MAVO/HAVO/VWO · 97 exam candidates

3.4 km
Calandlyceum voor Gymnasium Atheneum Havo Vmbo locatie, Lumion

1st percentile: low · 69% passed · CE avg 5.8 · VBO/MAVO/HAVO/VWO · 231 exam candidates

3.6 km
Scholengemeenschap ZAAM West voor Vwo Havo Mavo Vbo, Jacob Geelstraat 38

5th percentile: low · 84% passed · CE avg 6.0 · VBO/MAVO/HAVO/VWO · 138 exam candidates

3.6 km
Esprit Scholengroep voor Lyceum Havo Mavo Vbo Lwoo, Schipluidenlaan 12

no exam results · VBO/MAVO

3.8 km
Fiducie College

no exam results · MAVO/HAVO

4.1 km
Tobiasschool voor Vbo, Lwoo en Praktijkonderwijs

72nd percentile: average · 95% passed · CE avg 6.6 · VBO · 38 exam candidates

4.2 km
Esprit Scholengroep voor Lyceum Havo Mavo Vbo Lwoo, Piet Mondriaanstraat 140

0th percentile: low · 59% passed · CE avg 5.6 · VBO/MAVO/HAVO/VWO · 29 exam candidates

4.3 km

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

Neighbourhood news

What do others think?