HuisWeter

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Listed on Funda since 18 Sept 2026

Admiraal De Ruijterweg 321-4

1055LX Amsterdam · Erasmusparkbuurt-Oost

Asking price
€600,000
€7,792 per m²
Our estimate
€783,655
Likely €692k – €887k
WOZ value 2025
€644,000
+28% since 2021
The asking price is €600,000. Our estimate is €783,655, likely between €692,089 and €887,336.

Below the range. The asking price is below our modelled value band for this address. 73% of the homes sold in Groot-Amsterdam in Q3 2026 went for more than the asking price.

Key facts

Floor area
77 m²
Plot area
Unknown
Volume
219 m³
Rooms
4
Bedrooms
4
Garden
45 m²
Floor
5th floor
Own plot
No
Build year
1922
Roof type
Pitched
Energy label
A
VvE contribution
€242.77 p/m
Ownership
Municipal ground lease (erfpacht)

Ground lease: €1,626.97 per year. Runs until 30 September 2046.

Overall score

Strongest: Costs, Amenities & schools. Weakest: Residents, House, Crime, Environment.

How to read the grades

Each theme scores from 0 to 100, with a letter from A to E. Higher is always better for the buyer — so on Costs, a low score means expensive. The overall figure is the average of the theme scores, not a ranking.

What speaks for it· 9

  • Supermarket 182 m — Very close · Amenities & schools
  • Daycare centre 134 m — Very close · Amenities & schools
  • Total monthly costs (excluding mortgage) € 372 — ± € 372 / month, made up of: OZB, sewerage, waste collection, water authority charges, energy, maintenance reserve, buildings insurance. · Costs
  • Buildings insurance — € 7 / month · Costs
  • Maintenance reserve — € 102 / month · Costs
  • Air quality: particulate matter (PM10) 16.9 µg/m³ — Clean air · Environment
  • Air quality: particulate matter (PM2.5) 9.4 µg/m³ — Clean air · Environment
  • Flood probability — Chance below 1 in 3,000 per year · Environment
  • Air quality: nitrogen dioxide (NO2) 19.0 µg/m³ — Clean air · Environment

What to look into· 13

  • Cooling down indoors in hot weather 36.5% — Higher than 4% of neighbourhoods · Environment
  • Serious noise annoyance from neighbours 8.4% — Higher than 92% of neighbourhoods · Residents
  • Cooling down outdoors in hot weather 41.2% — Higher than 9% of neighbourhoods · Environment
  • Build year 1922 — Pre-war, built with no insulation requirements · House
  • Road traffic noise (Lden) 66 dB — Very noisy · Environment
  • All-source noise (Lden) 66 dB — Very noisy · Environment
  • Water authority charges — € 50 / month · Costs
  • Serious noise annoyance from road traffic 10.8% — Higher than 87% of neighbourhoods · Environment
  • Satisfied with their home 83.5% — Higher than 13% of neighbourhoods · Residents
  • Satisfied with the green nearby 79.6% — Higher than 16% of neighbourhoods · Amenities & schools
  • Road traffic noise (Lnight) 58 dB — Very noisy · Environment
  • Serious noise annoyance from aircraft 4.8% — Higher than 83% of neighbourhoods · Environment
  • Waste collection charge — € 33 / month · Costs

Compare

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Put this address beside where you live now, or another house you're considering, and see item by item what differs.

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Price

What this address is worth.

The municipality's WOZ value and a modelled estimate of the market value, with how that WOZ value has moved over the years. A WOZ value is not a market price.

Estimated market value

€ 783,655

22% above the WOZ value

Moderate confidence

WOZ value
€ 644,000
Reference date
1 January 2025
Since 2021
+28%
Likely range
€692,089 – €887,336

4 out of 5 homes like this one sell within this range.

Asking price

€600,000

Below the range

The asking price is below our modelled value band for this address.

The market in Groot-Amsterdam

Figures from NVM estate agents for Q3 2026

Sale price per m²
€7,401/m²

Of the homes sold in Groot-Amsterdam in Q3 2026, half went for more than €7,401 per m² of living area and half for less. All dwelling types combined.

Asking vs sale price
+5%

The final sale price in Groot-Amsterdam came in 5% above the last asking price. Budget for that.

Sold above asking
73%

73% of the homes sold in Groot-Amsterdam in Q3 2026 went for more than the asking price.

Sale price per m² by dwelling type

Terraced house
€5,222/m²
End-of-terrace house
€5,415/m²
Semi-detached house
€5,541/m²
Detached house
€5,787/m²
Apartment
€8,221/m²

Figures from NVM estate agents covering existing owner-occupied homes in COROP region Groot-Amsterdam, Q3 2026. A region spans dozens of municipalities, so this describes the surrounding market, not this street or this house.

WOZ value, 2021 – 2025

From €505,000 to €644,000

WOZ value by reference date
Reference dateWOZ value
1 January 2021€505,000
1 January 2022€618,000
1 January 2023€587,000
1 January 2024€578,000
1 January 2025€644,000

House

The building and its condition.

Floor area

Neutral

80 m²

Build year

Attention

1922Pre-war, built with no insulation requirements

Asbestos

Built in 1922: asbestos was still permitted in construction at the time — have this checked during the building survey.

Lead water pipes

Built in 1922: lead water pipes were still sometimes used in this period — ask the surveyor to check for this.

Cavity wall insulation

Built in 1922: homes from this period typically do not yet have cavity wall insulation — worth asking about during the survey, also relevant for energy costs.

Build-year points of attention

For a dwelling built in 1922, there are 3 points to raise during the building survey: possible asbestos use, possible lead water pipes, possibly no cavity wall insulation.

Energy label

Neutral

Reasonably energy-efficient (A)

Valid until 9 April 2035

Running costs

What living here costs.

The dwelling's own monthly costs: municipal levies, water authority charges, energy, maintenance and insurance. No mortgage.

Total monthly costs (excluding mortgage)

Plus

€ 372± € 372 / month, made up of: OZB, sewerage, waste collection, water authority charges, energy, maintenance reserve, buildings insurance.

Any mortgage is excluded.

Property tax (OZB)

Neutral

€ 33 / month

Sewerage charge

Neutral

€ 19 / month

Waste collection charge

Attention

€ 33 / month

Water authority charges

Attention

€ 50 / month

Energy (gas and electricity)

€ 128 / month

An average for this type of dwelling, not a bill: household size, a heat pump or an electric car make a big difference.

Maintenance reserve

Plus

€ 102 / month

Buildings insurance

Plus

€ 7 / month

The verdict on water authority charges follows directly from the WOZ value; the ranking is the WOZ value's, not separate evidence. The verdict on maintenance reserve and buildings insurance follows directly from the floor area; the ranking is the floor area's, not separate evidence.

Residents

Who lives around here.

Population density

21,981 / km²

×4.4
as high as in Amsterdam
4,968 / km²
×41
as high as in the Netherlands
536 / km²

Surrounding address density

9,242 / km²

51%
higher than in Amsterdam
6,130 / km²
×4.4
as high as in the Netherlands
2,082 / km²

Average household size

1.9 people

6%
higher than in Amsterdam
1.8 people
10%
lower than in the Netherlands
2.1 people

Homes in this neighbourhood

Who owns the homes

Share of all homes · CBS 2025

Owner-occupied

Erasmusparkbuurt-Oost
40%
Amsterdam
31%
the Netherlands
57%

Rented from a housing corporation

Erasmusparkbuurt-Oost
29%
Amsterdam
39%
the Netherlands
28%

Rented from another landlord

Erasmusparkbuurt-Oost
31%
Amsterdam
30%
the Netherlands
14%

What kind of homes

Share of all homes · CBS 2025

Single-family houses

Erasmusparkbuurt-Oost
0%
Amsterdam
12%
the Netherlands
63%

Apartments and other multi-family homes

Erasmusparkbuurt-Oost
100%
Amsterdam
88%
the Netherlands
37%

Housing corporations mostly let social housing, but not only that; CBS publishes who owns a home, not its rent. Percentages are rounded, so they do not always add up to 100.

Satisfied with their home

Attention

83.5%

0.8 pp
similar to Amsterdam
82.7%
4.6 pp
lower than in the Netherlands
88.1%

RIVM estimate based on who lives here, not a count.

Satisfied with their surroundings

Neutral

87.2%

4.1 pp
higher than in Amsterdam
83.1%
0.3 pp
similar to the Netherlands
86.9%

RIVM estimate based on who lives here, not a count.

Serious noise annoyance from neighbours

Attention

8.4%

0.3 pp
similar to Amsterdam
8.1%
2.9 pp
higher than in the Netherlands
5.5%

6.6% sleep badly because of it (Amsterdam 6.2%, the Netherlands 3.6%) · RIVM estimate based on who lives here, not a count.

Gets support from others

91.1%

1.1 pp
higher than in Amsterdam
90.0%
1.8 pp
lower than in the Netherlands
92.9%
18–64
91.4%
1.2 pp higher than in Amsterdam 90.2%
65+
88.9%
0.5 pp similar to Amsterdam 89.4%

RIVM estimate based on who lives here, not a count.

Struggles to make ends meet

23.4%

0.5 pp
similar to Amsterdam
23.9%
8.1 pp
higher than in the Netherlands
15.3%
18–64
23.8%
1.7 pp lower than in Amsterdam 25.5%
65+
20.7%
4.9 pp higher than in Amsterdam 15.8%

RIVM estimate based on who lives here, not a count.

Informal carer

7.9%

1.3 pp
lower than in Amsterdam
9.2%
5.8 pp
lower than in the Netherlands
13.7%
18–64
7.5%
1.0 pp lower than in Amsterdam 8.5%
65+
11.4%
1.6 pp lower than in Amsterdam 13.0%

RIVM estimate based on who lives here, not a count.

Volunteering

18.1%

0.8 pp
similar to Amsterdam
17.3%
6.6 pp
lower than in the Netherlands
24.7%
18–64
17.3%
1.0 pp higher than in Amsterdam 16.3%
65+
23.8%
1.7 pp higher than in Amsterdam 22.1%

RIVM estimate based on who lives here, not a count.

Who lives here

Erasmusparkbuurt-Oost · 1,780 residents

edition 2026

Residents by age group

Households

Average household size: 1.9

Marital status

Counts every resident, children included; children count as never married.

Education level of residents aged 15 to 75

Pupils and students

Residents by country of origin

Residents by country of origin

Residents by country of origin
Country of origin2026Change
Netherlands40.2% (715)−1.9 pp
Outside Europe41.9% (745)+3.3 pp
Europe (excluding the Netherlands)18.0% (320)−1.3 pp

The series starts in 2023: this buurt was given a different code then, so older figures cannot be linked to it.

Figures from CBS Kerncijfers Wijken en Buurten for the buurt Erasmusparkbuurt-Oost (1,780 residents). Percentages are calculated over the sum of the categories shown, not over the total population: CBS rounds every count to a multiple of five, so the two need not be equal. Not every block comes from the same edition; each block states which edition it comes from. A published 0 means 0, 1 or 2 residents, not 'none'. Every figure describes the neighbourhood as a whole, not a street, a household or a person. Editions read: 2023, 2024, 2025, 2026.

Source: CBS Kerncijfers wijken en buurten (KWB), edities 2023-2026

Crime

What is registered in the area.

Crimes per 1,000 residents

Neutral

Erasmusparkbuurt-Oost · 2025

41.1per 1,000 residents

−6% registered crimes since 2019

Higher than 67% of neighbourhoods in the Netherlands (median 27.1)

  • Theft and burglary 18.1
  • Traffic 12.6
  • Violence and threats 4.9
  • +4 more

Crimes are counted where they happen, not where those involved live: a buurt with shops, nightlife or a station also counts offences against people who do not live there. CBS does not publish four crime types at buurt level (sexual offences among them); these are included in the total and in the 'other and withheld' category, but cannot be shown separately.

Registered crimes per 1,000 residents per year

Erasmusparkbuurt-Oost, 2019–2025

Registered crimes per 1,000 residents per year in Erasmusparkbuurt-Oost (2019–2025)43.854.246.658.145.557.041.12019202020212022202320242025
Registered crimes per 1,000 residents per year in Erasmusparkbuurt-Oost
YearPer 1,000 residentsNumber of crimes
201943.880
202054.299
202146.685
202258.1106
202345.583
202457.0104
202541.175

Crimes per 1,000 residents

Erasmusparkbuurt-Oost, 2025

Registered crimes by category in Erasmusparkbuurt-Oost, per 1,000 residents and as a countTheft and burglary33 crimes18.1Vandalism and public order5 crimes2.7Violence and threats9 crimes4.9Fraud and scams0 crimes0.0Traffic23 crimes12.6Environmental1 crime0.5Other and withheld4 crimes2.2
Registered crimes by category in Erasmusparkbuurt-Oost, per 1,000 residents and as a count
CategoryPer 1,000Count
Theft and burglary18.133
Vandalism and public order2.75
Violence and threats4.99
Fraud and scams0.00
Traffic12.623
Environmental0.51
Other and withheld2.24

Home burglaries

1.5per 1,000 homes per year

4 home burglaries in 2023–2025

Lower than 60% of neighbourhoods in the Netherlands (median 2.0)

The buurt (neighbourhood) of Erasmusparkbuurt-Oost — not the street or the address — from CBS/Politie 47018NED. The trend shows registered crimes per 1,000 residents per year over the last 7 published years. Every year is divided by the same population (1,825), because no matching population figure is available for earlier years: the line therefore shows how recorded crime moved, not how crime per resident moved. The breakdown by type covers 2025, divided by 1,825 residents, times 1,000. The 'other and withheld' category is the published total minus the summed categories, so the bars add up to the total exactly.

Source: CBS/Politie: Geregistreerde misdrijven; soort misdrijf, wijk, buurt (47018NED)

Health

How healthy residents say they are.

How the adults in this neighbourhood experience their health and their lives, according to RIVM's Gezondheidsmonitor, and how far the nearest GP, pharmacy, dentist, physiotherapist and hospital are from this address. Without a score and not counted in the overall grade.

Good self-rated health

74.9%

2.6 pp
higher than in Amsterdam
72.3%
2.1 pp
higher than in the Netherlands
72.8%
18–64
77.5%
2.3 pp higher than in Amsterdam 75.2%
65+
55.0%
2.7 pp lower than in Amsterdam 57.7%

RIVM estimate based on who lives here, not a count.

Long-term condition

30.9%

1.8 pp
lower than in Amsterdam
32.7%
4.0 pp
lower than in the Netherlands
34.9%
18–64
28.3%
0.7 pp similar to Amsterdam 29.0%
65+
51.2%
0.7 pp similar to Amsterdam 51.9%

RIVM estimate based on who lives here, not a count.

Smokes

21.6%

0.1 pp
similar to Amsterdam
21.7%
4.4 pp
higher than in the Netherlands
17.2%
18–64
22.5%
0.7 pp similar to Amsterdam 23.2%
65+
14.9%
0.9 pp similar to Amsterdam 14.0%

RIVM estimate based on who lives here, not a count.

Excessive drinking

7.5%

0.3 pp
similar to Amsterdam
7.2%
1.7 pp
higher than in the Netherlands
5.8%
18–64
7.2%
0.4 pp similar to Amsterdam 6.8%
65+
9.8%
0.9 pp similar to Amsterdam 8.9%

RIVM estimate based on who lives here, not a count.

Overweight

39.3%

3.2 pp
lower than in Amsterdam
42.5%
12.3 pp
lower than in the Netherlands
51.6%
18–64
37.1%
3.0 pp lower than in Amsterdam 40.1%
65+
56.0%
1.4 pp higher than in Amsterdam 54.6%

RIVM estimate based on who lives here, not a count.

Anxiety or depression feelings

56.4%

0.2 pp
similar to Amsterdam
56.6%
9.1 pp
higher than in the Netherlands
47.3%
18–64
57.2%
1.4 pp lower than in Amsterdam 58.6%
65+
50.2%
3.5 pp higher than in Amsterdam 46.7%

RIVM estimate based on who lives here, not a count.

Meets physical activity guideline

65.6%

7.9 pp
higher than in Amsterdam
57.7%
17.3 pp
higher than in the Netherlands
48.3%
18–64
68.0%
7.1 pp higher than in Amsterdam 60.9%
65+
47.4%
6.1 pp higher than in Amsterdam 41.3%

RIVM estimate based on who lives here, not a count.

Lonely

51.7%

2.5 pp
lower than in Amsterdam
54.2%
4.5 pp
higher than in the Netherlands
47.2%
18–64
51.1%
3.2 pp lower than in Amsterdam 54.3%
65+
57.1%
3.4 pp higher than in Amsterdam 53.7%

RIVM estimate based on who lives here, not a count.

Severely lonely

17.0%

1.0 pp
lower than in Amsterdam
18.0%
3.4 pp
higher than in the Netherlands
13.6%
18–64
17.1%
1.5 pp lower than in Amsterdam 18.6%
65+
16.0%
1.2 pp higher than in Amsterdam 14.8%

RIVM estimate based on who lives here, not a count.

Control over their own life

88.1%

1.1 pp
higher than in Amsterdam
87.0%
0.5 pp
similar to the Netherlands
87.6%
18–64
88.9%
1.1 pp higher than in Amsterdam 87.8%
65+
81.8%
1.2 pp lower than in Amsterdam 83.0%

RIVM estimate based on who lives here, not a count.

Care near this address

Straight-line distance to the nearest, and how many are within reach. No verdict.

GP practice

Sanitas

1 within 1 km

917 m

Pharmacy

BENU Apotheek Landlust

5 within 1 km

120 m

Dentist

Tandartspraktijk Jan van Galen

2 within 1 km

701 m

Physiotherapist

Fysiotherapie de Baarsjes

0 within 1 km

1.1 km

Hospital

Reade (JBI)

5 within 5 km

1.3 km

Amenities & schools

Shops, care and schools nearby.

How far it is to the nearest supermarket, GP, school and daycare centre, and how many are close by. Measured straight-line from this address, according to OpenStreetMap.

Longer bar = better than elsewhere in the Netherlands

Supermarket

Albert Heijn

2 within 500 m

182 m

Daycare centre

Quality First, We Care, Day Care!

9 within 500 m

134 m

GP practice

Sanitas

0 within 500 m

1 within 1 km

917 m

School

Primary school

334 m

De Zijderoute

3 within 500 m

Secondary school

955 m

Esprit Scholengroep voor Lyceum Havo Mavo Vbo Lwoo

0 within 500 m

1 within 1 km

47 primary schools and 17 secondary schools within 3 km — as the crow flies

Playground

21 within 500 m

no verdict

188 m

Train station

Amsterdam Sloterdijk

0 within 500 m

0 within 1 km

no verdict

1.5 km

Tram or metro stop

Bos en Lommerweg

4 within 500 m

no verdict

30 m

Bus stop

Bos en Lommerweg

6 within 500 m

no verdict

29 m

Satisfied with the green nearby

Attention

79.6%

1.7 pp
higher than in Amsterdam
77.9%
4.5 pp
lower than in the Netherlands
84.1%

RIVM estimate based on who lives here, not a count.

The verdict on supermarket, GP practice, primary school, secondary school and daycare centre compares the distance from this address with the average road distance in every Dutch neighbourhood (CBS 2025; secondary school: 2024). The straight-line distance is converted to a road distance for that. Playground, train station, tram or metro stop and bus stop carry no verdict: no national comparison is used for them.

Amenities within 3 km

Shopping

Health

Children & education

Getting around

Sport & green

  • Nature reserve 0

Food & going out

Services

Counts what has been mapped in OpenStreetMap; a 0 can also mean nobody has mapped it. Schools from the DUO register, daycare from the LRK. Source: OpenStreetMap (extract 2026-09-13), DUO, LRK

Environment

Where this address is exposed.

Road traffic noise (Lden)

Attention

Very noisy (66 dB)

All-source noise (Lden)

Attention

Very noisy (66 dB)

Road traffic noise (Lnight)

Attention

Very noisy (58 dB)

Serious noise annoyance from road traffic

Attention

10.8%

1.9 pp
higher than in Amsterdam
8.9%
3.5 pp
higher than in the Netherlands
7.3%

5.6% sleep badly because of it (Amsterdam 4.5%, the Netherlands 3.4%) · RIVM estimate based on who lives here, not a count.

Serious noise annoyance from trains

1.3%

0.4 pp
similar to Amsterdam
1.7%
0.3 pp
similar to the Netherlands
1.0%

0.4% sleep badly because of it (Amsterdam 0.8%, the Netherlands 0.5%) · RIVM estimate based on who lives here, not a count.

Serious noise annoyance from aircraft

Attention

4.8%

2.8 pp
lower than in Amsterdam
7.6%
1.4 pp
higher than in the Netherlands
3.4%

2.5% sleep badly because of it (Amsterdam 3.9%, the Netherlands 1.5%) · RIVM estimate based on who lives here, not a count.

Serious noise annoyance from wind turbines

0.4%

0.1 pp
similar to Amsterdam
0.5%
0.2 pp
similar to the Netherlands
0.6%

RIVM estimate based on who lives here, not a count.

Air quality: nitrogen dioxide (NO2)

Plus

Clean air (19.0 µg/m³)

Air quality: particulate matter (PM10)

Plus

Clean air (16.9 µg/m³)

Air quality: particulate matter (PM2.5)

Plus

Clean air (9.4 µg/m³)

Flood probability

Plus

Chance below 1 in 3,000 per year

Cooling down indoors in hot weather

Attention

36.5%

4.7 pp
lower than in Amsterdam
41.2%
20.8 pp
lower than in the Netherlands
57.3%

RIVM estimate based on who lives here, not a count.

Cooling down outdoors in hot weather

Attention

41.2%

1.6 pp
lower than in Amsterdam
42.8%
15.2 pp
lower than in the Netherlands
56.4%

RIVM estimate based on who lives here, not a count.

Land subsidence

Limited subsidence (−1.9 mm/year)

Wooden pile foundation attention point

Built in 1922, in an urban area where the national soil map cannot make a reliable classification (possibly vulnerable): dwellings from before 1970 sometimes have a wooden pile foundation. Check whether the municipality publishes its own, more precise foundation map, and have the foundation checked during a building survey. If foundation replacement turns out to be needed, the indicative cost range typically runs EUR 60,000 to EUR 120,000 per dwelling (depending on size and repair method) — this is NOT a cost estimate for this specific dwelling.

Building plans

What is being built nearby.

Applications, decisions and notifications about building, demolition and felling around this address.

Building work nearby

64permits and notifications published within 500 m, past 6 months
  • 4 building work
  • 47 rental and hospitality
  • 13 undescribed

Open the map below to see where each one is. It opens in a pop-up window.

The 64 notices within 500 m of this address come from officielebekendmakingen.nl (KOOP) and are the same ones summarised in the 'recent notices' row above. For 13 of them the municipality publishes only the permit type and the address, not what is being done.

Source: Rijksoverheid: Officiele bekendmakingen (repository.overheid.nl/sru)

Sources

Where this report comes from.