Groenburgwal 45 - E
1011 HS Amsterdam · Zuiderkerkbuurt, Amsterdam
- Flat
- Built in 1905
- 130 m² living area
- G energy label
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In brief
Groenburgwal 45 - E in Amsterdam: flat built in 1905 with a living area of 130 m² and an energy label of G, in the Zuiderkerkbuurt neighbourhood (municipality of Amsterdam). The indicative market value is € 1.077.000 to € 1.196.000. Living environment: noise 53 dB (moderate), air quality above WHO guidelines, 24% green space within 500 m, water up to 0,1 m deep in the event of flooding. Air traffic: around 27 aircraft per day flying below 3,000 m within 2 km. Neighbourhood liveability: excellent.
Everything on this page comes from public registers and maps and is free to access. Gathering it yourself takes hours per home; here, it is all brought together in a second. Each section explains what the figures mean for living here.
Location
Estimated value range
Market
- +1,0% sale prices Amsterdam over one year (CBS price index, Sep 2026)
- € 630.621 average sale price in the municipality of Amsterdam in 2025 (CBS/Kadaster)
- € 622.000 average WOZ value for neighbourhood Zuiderkerkbuurt (CBS 2024)
How the estimate is calculated
| Source | Starting value | Adjusted to current prices | Weight |
|---|---|---|---|
| Asking price when this home was for sale Beschikbaar, Jan 2025 |
€ 1.100.000 | € 1.142.178 +3,8% since 2025 K1 |
31% |
| 40 comparable homes within 420 m median WOZ value per m², indexed |
€ 8.247/m² | € 1.072.110 | 38% |
| 19 asking prices for comparable homes median asking price per m², indexed |
€ 9.332/m² | € 1.213.160 | 23% |
| Average for Zuiderkerkbuurt (neighbourhood) CBS WOZ 2024 (€ 622.000) / avg. 78 m² |
€ 7.974/m² | € 1.204.847 +16,2% since 2023 K1 |
8% |
Similar homes nearby (58 found)
- Zwanenburgwal 238 € 8.441/m² WOZ value, index-adjusted
- Kloveniersburgwal 103 - HV € 1.950.000 asking price Jan 2025
- Groenburgwal 41 € 7.260/m² WOZ value, index-adjusted
- Zwanenburgwal 244 € 8.298/m² WOZ value, index-adjusted
- Kloveniersburgwal 91 - C € 975.000 asking price Jan 2025
- Zwanenburgwal 284 € 7.739/m² WOZ value, index-adjusted
Method: each source value is adjusted from its valuation date to current prices using the CBS price index for existing owner-occupied homes (by province, or by city for Amsterdam, Rotterdam, Den Haag and Utrecht; the national monthly index is used for the most recent months). The midpoint is the weighted average; the range reflects the variation between sources (at least 5%). The home's condition, location along the street, ground lease and individual features are not taken into account. This is not a valuation.
Features
- Home type
- Flat
- Registered use
- Residential use
- Year built
- 1905
- Living area
- 130 m²
- Building area
- 88 m²
- Plot area
- 86 m²
- Energy label
- G
- Residential unit status
- In use
- Building status
- In use
- BAG address ID
- 0363200000451209
- BAG residential unit ID
- 0363010000952438
- BAG building ID
- 0363100012169340
Source and methodology
Basisregistratie Adressen en Gebouwen (Kadaster) and the energy label register. Plot area is the total area recorded in the land register; for flats, this covers the entire plot on which the building stands.
Plot, soil and planning designation
Within a conservation area: the streetscape is preserved, but extra rules apply to façades, roofs and window frames. A large proportion of homes in this neighbourhood are at risk of pile rot: foundation repairs can easily cost tens of thousands of euros. A foundation survey before buying is strongly recommended here. The ground here is stable.
- Plot area (BAG)
- 86 m² the plot for the entire building
- Town or village conservation area
- Amsterdam - Binnen de Singelgracht nationally protected conservation area (RCE); additional rules apply to the exterior
- Foundation risk in Zuiderkerkbuurt
- 28,0% of homes at risk of pile rot (very high) 2050 high-end scenario: 28,0%, differential settlement: 0,6%; municipality of Amsterdam: 2,7% — Klimaateffectatlas (Deltares/KCAF)
- Land subsidence in Zuiderkerkbuurt
- −1,2 mm per year shallow subsidence: −0,3 mm; municipality of Amsterdam: −1,8 mm
- Kadaster, elevation, zoning, soil
- loading…
Source and methodology
Plot: Kadaster (BRK, via PDOK; the plot boundary is shown on the map above). Elevation: Actueel Hoogtebestand Nederland. Planning designation: ruimtelijkeplannen.nl (zoning plans up to 1 January 2024; newer rules are in the municipality’s environment plan). Soil and foundations: Klimaateffectatlas (CC BY 4.0) and RVO/KCAF. Indicative information, not structural or legal advice.
Energy and heating
An energy-inefficient home: high energy bills, draughts and cold walls in winter, and often too warm in summer. Budget tens of thousands of euros for energy improvements, with ISDE subsidies available, and expect a lower WWS points score if letting it out. Banks often assume higher housing costs for these homes. Annual energy costs for a comparable home are around € 550 more than for the average home in Zuiderkerkbuurt.
Energy label
G provisional label
- Energy label A or better in Zuiderkerkbuurt
- 7% of homes
A government estimate based on the year built and home type, not a registered label based on an assessment; a final energy label is required when selling or letting.
An energy label of E, F or G deducts 4 to 15 points from the home's WWS rent assessment; energy efficiency improvements (insulation, heat pump) are eligible for an ISDE subsidy.
Energy use and costs
€ 206 per month based on average consumption
- Natural gas
- 1.100 m³ per year; the 810 neighbourhood
- Electricity
- 2.400 kWh per year; the 1.830 neighbourhood
- Annual costs
- € 2.474 gas € 1.527, electricity € 623, standing charges € 324
- Average home in Zuiderkerkbuurt
- € 1.924 per year
- Solar panels
- 10% of comparable homes; the 1% neighbourhood
Source and methodology
Average energy supplied to homes of this type and size, built in the same period (CBS 2025, temperature-adjusted), at average consumer rates for Sep 2026 (CBS: 1,39 per m³ and 0,26 per kWh including tax, standing charges and the energy tax reduction). Actual consumption depends on the occupants and the systems installed.
Heating transition and subsidies
- Heat network
- no heat network or known plans in this neighbourhood
ISDE 2026 (€ 500 million): subsidies for insulation, (hybrid) heat pumps, solar water heaters, ventilation and connection to a heat network (fixed at € 3,775); heat pump subsidies range from around € 500 to over € 13,000 depending on type and capacity. Apply to RVO after installation. ISDE at RVO · Energiesubsidiewijzer (including municipal schemes)
Energy labels in Zuiderkerkbuurt
Source and methodology
Energy label and label distribution: EP-Online (RVO) via our database; consumption profiles: CBS 85140NED (CC BY 4.0); tariffs: CBS 85592NED; neighbourhood consumption: CBS Kerncijfers; heat networks, plans, pilot projects and heating mix: WarmteAtlas (RVO, neighbourhood level; plans assigned to neighbourhoods whose centre lies within the plan area); ISDE: RVO. Indicative information, not energy advice.
Monthly housing costs: buying or renting
Enter your own purchase price, rent and assumptions. All amounts can be adjusted; the result is indicative.
Rent: points assessment and yield
Unregulated rental sector: the rent can be freely agreed. For investors, the market rent and the yield shown below matter most; as a tenant, you cannot ask the Huurcommissie to review the rent level. The net yield is average for a residential property investment.
Rental valuation points system (WWS)
approx. 186–219 points Unregulated rental sector
0143186260+
| Component | Points |
|---|---|
| Floor area 130 m² usable floor area: rooms 1 point/m², other spaces 0.75, circulation space 0 |
107–121 |
| Energy performance energy label G, home in a multi-family building |
-15 |
| WOZ value € 1.022.400: 1 point per € 16,954 and per € 268 per m² (90% of the estimated value range (no WOZ value available)) |
90 |
| Heating 2 points per heated room, approx. 5 rooms |
8–12 |
| Kitchen and bathroom facilities assumed: kitchen worktop, toilet, washbasin, shower or bath |
11–24 |
| Outdoor space balcony of 0–8 m² assumed |
0–5 |
| Total WOZ points capped at 33% of the total | 186–219 |
€ 1.340 maximum monthly rent at 193 points (2026)
At 186–219 points: € 1.289 to € 1.527 per month. Includes a listed-building rent surcharge of 5% (town or village conservation area, built before 1965).
from 187 points. Details of the kitchen, bathroom facilities, heating and outdoor space are not available for individual homes, so these are included as a range. Check them using the Huurcommissie’s Huurprijscheck. Huurprijscheck
Letting and rental yield
€ 4.070 estimated monthly market rent
- Local market rent
- € 4.070 median of 198 rental homes, € 31 per m²
- Rent regulation
- unregulated sector: no rent cap, but annual rent increase rules apply
- Gross yield at € 1.136.000
- 4,3%
- Net yield (indicative)
- 2,7% € 30.495 per year after costs, before financing and tax
Costs included in the net yield
- Maintenance (1% of the value)
- € 11.360 per year
- Vacancy (1 month per year)
- € 4.070 per year
- Buildings insurance
- € 300 per year
- Owner's property tax
- € 539 per year
- Sewerage charge (owner's share)
- € 96 per year
- Water system levy on buildings
- € 180 per year
- Homeowners’ association fees
- € 1.800 per year
Affordable Rent Act (in force since 1 July 2024): rents are regulated for homes with up to 186 points, and the maximum rent also applies to new tenancy agreements; the landlord must provide the points assessment. Yield: based on rent excluding service charges, the estimated value range and assumed costs; not financial advice.
Source and methodology
Residential Rents Decree, Annex I (2026 points system: energy label rules in force since 1 July 2024, 1 WOZ point per € 16,954 and per € 268 per m², WOZ contribution capped at 33% for homes with 187 points or more) and Residential Rents Implementing Regulations, Annex I (2026 maximum rent limits). Area and type: BAG; energy label: EP-Online; WOZ: our own database; listed monuments: RCE.
Neighbourhood, district and municipality
Zuiderkerkbuurt
- Homes
- 1.074
- Residents
- 1.600
- Average WOZ value
- € 622.000
- Owner-occupied homes
- 21%
- Average year built
- 1883
- Most common
- Flat (94%)
Nieuwmarkt/Lastage
- Homes
- 6.444
- Residents
- 9.940
- Average WOZ value
- € 581.000
- Owner-occupied homes
- 29%
- Average year built
- 1909
- Most common
- Flat (96%)
Amsterdam
- Homes
- 513.363
- Residents
- 934.526
- Average WOZ value
- € 498.000
- Owner-occupied homes
- 30%
- Average year built
- 1958
- Most common
- Flat (88%)
View homes in this neighbourhood on the map City district Centrum · Amsterdam · Noord-Holland
Amenities and transport links
You can walk to the shops for groceries. The primary school is within cycling distance. A public transport stop is just around the corner. An urban setting: everything close by, with the hustle and bustle that comes with it.
- Large supermarket
- 400 m average distance in the neighbourhood
- GP practice
- 600 m average distance in the neighbourhood
- Primary school
- 900 m average distance in the neighbourhood
- Day nursery
- 900 m average distance in the neighbourhood
- Nearest primary school
- 440 m De Witte Olifant
- Nearest public transport stop
- 280 m Rembrandtplein · tram, bus · 20 vertrekken per uur overdag
- Nearest charging point
- 100 m Kloveniersburgwal - Vattenfall
- Nearest childcare provider
- 380 m Bolanos Polanco
- Nearest transmitter mast
- 150 m Zendmast 3G, 4G · 2 antennes · 3,8 m hoog · veilige afstand 1 m
- Schools within 3 km
- 19
- Degree of urbanisation
- Very highly urbanised 8.430 addresses per km²
Source and methodology
Road distances, averaged across all residents in the neighbourhood (CBS). Distances to schools (DUO), public transport stops (OVapi/GTFS, weekday departures), transmitter masts (Antenneregister), charging points and childcare facilities are measured as the crow flies from this address, using our own database.
Living environment: noise, water, air, light and green space
Noise
53 dB Moderate
up to 45 dB: very quietabove 70 dB: extreme
- Road traffic
- 49 dB
- Rail traffic
- 49 dB
- Air traffic
- 45 dB
- Wind turbines
- none
- Road traffic, at night
- 38 dB
- Rail traffic, at night
- 40 dB
In the neighbourhood of Zuiderkerkbuurt, 32% of homes have higher noise levels than at this address; the average there is 55 dB.
Moderate: audible traffic, as on a through road in a residential neighbourhood. Barely noticeable indoors with the windows closed; sitting outside is pleasant, but it is never completely quiet. The main source is road traffic (49 dB).
Source and methodology
Lden: annual average noise exposure across the day, evening and night (RIVM noise maps 2020, air traffic 2022, wind turbines 2024, 10 m grid). A rough guide, not a measurement at the façade. The WHO recommends a maximum of 53 dB for road traffic and 45 dB for air traffic.
Flooding
0,07 m Limited
If this area floods, the maximum water depth map shows that water here could reach a depth of 0,07 m.
- Homes in Zuiderkerkbuurt that could flood
- 41%
- Of these: water depths over 0.5 m
- 11%
- Maximum depth in the neighbourhood
- 0,61 m
Limited: floodwater can reach knee height in the street. This means wet crawl spaces and gardens, but rarely damage to living areas. A raised threshold and a dry crawl space help limit the damage.
Source and methodology
LIWO (Rijkswaterstaat), maximum flood depth map, 25 m grid; flood probability: Klimaateffectatlas. The depth does not indicate how likely flooding is; dykes and flood barriers are designed to account for that probability.
Air quality
- NO₂ 18,5 µg/m³ above WHO guidelines
- PM2,5 9,5 µg/m³ above WHO guidelines
- PM10 16,7 µg/m³ above WHO guidelines
Polluted air: above the European limits for 2030, usually due to a nearby busy road, industry or intensive livestock farming. This matters for people with respiratory problems and for young children; ventilating on the quieter side of the home helps.
Average in Zuiderkerkbuurt: NO₂ 19,1, PM2.5 9,5 µg/m³.
Source and methodology
Annual average concentrations at 25 m resolution (RIVM, latest map). Marker on the bar: WHO guideline value (NO₂ 10, PM2.5 5, PM10 15 µg/m³); the colour shows the comparison with the WHO guideline and the EU limit for 2030.
Light at night
Very bright
darkvery bright
Average in Zuiderkerkbuurt: very bright.
Very bright: among the brightest 10% of places in the Netherlands, usually near greenhouses, industry, major roads or a city centre. Expect an orange night sky and a need for blackout curtains or blinds.
Source and methodology
Upward artificial light measured by satellites (RIVM light emission map 2023, 375 m grid), classified relative to all homes in the Netherlands: dark means the darkest 20%, very bright the brightest 10%.
Green space in the neighbourhood
24% green space within 500 m
Average in Zuiderkerkbuurt: 24%.
Heavily built-up: among the least green places in the Netherlands. Expect a noticeable heat island effect in summer and little shade; a balcony or roof terrace with plants is worth its weight in gold here.
Source and methodology
Proportion of green space (grass, shrubs and trees) in the 500 m grid cell around this address (RIVM green space map 2022). Half of homes in the Netherlands have more than 52% green space within 500 m; one in ten has less than 32%.
Air traffic above this address
Occasional aircraft: audible a few times a day, but not disruptive for most residents. Aircraft have been detected below 600 m: this suggests an approach or departure route, with outdoor noise peaks of 70 dB or more.
Recorded over the past 7 days
27 aircraft movements per day within 2 km, below 3,000 m
- Of which below 1,000 m
- 27 per day; these are the aircraft you can clearly hear
- Lowest-flying aircraft
- 251 m median 328 m
- At night (23:00–07:00)
- 0% of movements
- Busiest hour
- 17.00–18.00
- Most frequently seen
- NJE, ZXP, UEE aircraft types: E55P, C25B, EC35
We have been recording since 26 October. Figures are adjusted to a full day and become more accurate as more days of data are collected.
In the air now
Loading aircraft within 15 km…
Airports and noise map
- Schiphol
- 10,9 km luchthaven, ZW
- Vliegveld Hilversum
- 25,9 km vliegveld, ZO
- Lelystad Airport
- 43,9 km luchthaven, O
- RIVM air traffic noise map
- 45 dB Lden above the WHO guideline of 45 dB for air traffic
As a rule of thumb, a passenger aircraft at an altitude of 1,000 m produces a peak outdoor noise level of around 60–65 dB (a loud conversation), rising to 75–80 dB at 300 m. Above 3,000 m, it blends into the background noise.
Source and methodology
ADS-B position reports broadcast by aircraft via the open networks adsb.lol and adsb.fi. Every 5 minutes, Huisleon takes a snapshot of all aircraft below 3,000 m over the Netherlands and uses their measured speeds to estimate the number of flights passing within 2 km. Military aircraft and some small aircraft do not broadcast their positions and are not included. Noise contours: RIVM Atlas Leefomgeving, air traffic 2022. These are indicative figures, not noise measurements at the façade.
Climate and safety
Even on hot days, heat stress around the home remains moderate; the surrounding area cools down reasonably well in the evening. During a downpour, rainwater flows past the home: it may enter over a low threshold or flood a basement or low-lying garden.
Heat
35–37 °C severe heat stress
Feels-like temperature on a hot summer day (2022), 1 m from the home.
- Urban heat island effect
- more than 2 °C warmer than the surrounding countryside
- Warm nights (20 °C or above)
- 8–14 nights per year
- Distance to a cool spot
- 300–400 m
- Average in Zuiderkerkbuurt
- 43 °C feels-like temperature
Water
- Rainwater during a downpour (70 mm/hour)
- a surface water flow path runs past the home (within 10 m)
- Groundwater flooding in 2050
- Low probability low groundwater level
- Homes in Zuiderkerkbuurt with a medium or high likelihood
- 0%
Source and methodology
Heat, water and groundwater: Klimaateffectatlas 2026 (CC BY 4.0; feels-like temperature and urban heat island effect, 2022; likelihood of flooding and water depth from national flood scenarios; likelihood of groundwater flooding in 2050 under the high scenario; surface water flow paths during 70 mm of rainfall in one hour). High-voltage power lines: RIVM Netkaart with calculated distances (magnetic field zone); wind turbines: RIVM; hazardous activities: Register Externe Veiligheidsrisico's via RIVM Atlas Leefomgeving (activities with a designated hazard zone within 1 km). Map-based indications, not measurements.
Safety and liveability
Liveability in Zuiderkerkbuurt (neighbourhood)
Excellent Leefbaarometer 2024, category 9 of 9
- Physical environment: adequate
- Homes: adequate
- Amenities: excellent
- Social cohesion: poor
- Nuisance and safety concerns: very poor
Leefbaarometer 3.0 (BZK): an estimated liveability rating across nine categories, with five dimensions measured against the national average. More about this neighbourhood
Crimes in Zuiderkerkbuurt (neighbourhood)
116 per 1,000 residents per year +5% compared with the previous year
- Recorded Sep 2025 – Aug 2026
- 185
- District Nieuwmarkt/Lastage
- 167 per 1,000
- Municipality Amsterdam
- 87 per 1,000
- Nederland
- 45 per 1,000
- Home burglaries per 1,000 homes
- 3,7 4 burglaries
Most common
- Fietsdiefstal
- 34
- Diefstal uit auto
- 27
- Vernieling
- 12
- Mishandeling
- 11
Well above the national average. This is often a central neighbourhood or an area near a station with many visitors, but sometimes a neighbourhood with persistent problems. The Leefbaarometer and an evening visit will help you tell which.
Source and methodology
Politie, recorded crimes by neighbourhood (CBS/Politie open data, monthly figures). Small neighbourhoods have low counts; read the figures alongside the number of residents and homes. Not all crimes are reported.
Planning to bid on Groenburgwal 45 - E? Know what the home is really worth.
The free page gives you the facts. The report answers the question that matters: what should I bid? Three scenarios in euros, backed by actual purchase prices of comparable homes from Kadaster, the modelled value, figures on bids above the asking price in the municipality, and the home's condition as shown in the photos. Plus the questions to ask the estate agent before you sign.
Worked example: a bid that is 2% too high on a € 450,000 home costs you € 9,000. The report costs € 19.
-
Bidding strategy with three scenarios
A cautious bid, a bid in line with the market and a bid with a strong chance of success, all in euros, based on the modelled value, comparable sales and how much buyers pay above the asking price in this municipality. -
Comparable sales from Kadaster
Actual purchase prices of nearby homes of a similar type and size, built around the same time, shown on a map and in a table and adjusted to today's prices. -
Modelled value and previous sales
The automated valuation with its estimated value range, this home's sales history and changes in its WOZ value over the years. -
Municipal property market figures
Time to sell, percentage paid above the asking price, price per m² and the market tightness indicator for this home type (NVM), so you know how much competition to expect. -
Questions for the estate agent
A tailored list of questions for the viewing, based on the year built, energy label, local risks, listing and photo analysis. -
Condition of the home based on photos
An image analysis model assesses the listing photos: overall condition, kitchen and bathroom, visible defects and an indicative refurbishment budget. -
Monthly housing costs for each bid
The monthly cost of each scenario: mortgage, purchase costs, municipal charges, energy and maintenance, compared with renting as an alternative. -
Includes everything on the free page
A summary covering the home, neighbourhood, energy, living environment, climate, safety and air traffic, all in one PDF.
Comparing several homes? 5 reports for € 39 per month, with extra reports at € 6 each. Not a valuation or a guarantee, but the figures to help you justify your bid.
Frequently asked questions about Groenburgwal 45 - E
What type of home is Groenburgwal 45 - E?
The home at Groenburgwal 45 - E in Amsterdam is a appartement, built in 1905, 130 m² living area. It is in the Zuiderkerkbuurt neighbourhood, in the municipality of Amsterdam.
What energy label does Groenburgwal 45 - E have?
The registered energy label is G. Average gas and electricity costs for a comparable home are € 206 per month.
Roughly how much is Groenburgwal 45 - E worth?
The indicative market value is between € 1.077.000 and € 1.196.000 (midpoint € 1.136.000, at Sep 2026 prices), calculated from WOZ values, asking prices and sales of comparable homes in the neighbourhood. This is an indication, not a valuation.
What is the rent for a home like Groenburgwal 45 - E?
The median rent for comparable homes in the area is € 4.070 per month (€ 31 per m², based on 198 homes). The points assessment on this page shows whether the rent is regulated.
How quiet is it at Groenburgwal 45 - E?
The annual average noise level at the façade is 53 dB Lden (moderate). The main source is road traffic. Around 27 aircraft pass within 2 km each day at altitudes below 3,000 m.
Could Groenburgwal 45 - E flood?
Yes, in theory: flooding could cause water to reach a depth of up to 0,07 m here (limited).
How safe is the neighbourhood around Groenburgwal 45 - E?
In Zuiderkerkbuurt (neighbourhood), the police recorded 116 crimes per 1,000 residents per year, compared with 87 across the municipality and 45 nationally. Leefbaarometer rates liveability as excellent.
What amenities are near Groenburgwal 45 - E?
Average distances in the neighbourhood: large supermarket 400 m, GP 600 m, primary school 900 m, nursery 900 m (CBS). This page lists the nearest school, public transport stop, charging point and childcare facility, with their distances from this address.
Where does this data come from?
From public government sources: BAG and Kadaster (property details, plot), EP-Online (energy label), CBS (neighbourhood statistics, price index, energy use), RIVM (noise, air, light, greenery), Klimaateffectatlas and LIWO (heat, water), police open data and Leefbaarometer (safety), and ADS-B networks (air traffic). All calculations are indicative, not a valuation or advice.