Bellamybuurt-Zuid, Amsterdam

Living in Bellamybuurt-Zuid

Bellamybuurt-Zuid is densely built and genuinely urban, and this is apartment territory: only about 1 in 50 homes is a house.

With 24,719 residents per km², you will know your streets are alive — and so will your ears; visit on a Friday evening before you commit.

Amsterdam is the tightest housing market in the Netherlands: international workers, students and families chase the same limited stock, overbidding is routine in popular price bands, and a large social-housing sector keeps much of the city permanently off the open market. Where a buurt sits relative to the ring road (A10) and a metro or tram line explains a surprising share of its price.

The housing market in Bellamybuurt-Zuid

At €513,000 average WOZ value, Bellamybuurt-Zuid ranks 203 out of 426 Amsterdam neighborhoods on price, almost exactly the city's midpoint. For scale: Amsterdam's cheapest buurt averages €42,000 and its priciest €2,286,000, so Bellamybuurt-Zuid sits in the middle of the pack.

The direction of the market: between 2023 and 2025 the average WOZ value here rose from €501,000 to €513,000, up 2% — roughly in step with the rest of the city. WOZ values lag the market by about a year, but the trend itself is reliable.

Here is the catch for buyers: only 24% of homes are owner-occupied, and 37% of the stock is social housing that never reaches the open market. Few homes come up for sale, so when one does, expect competition and act fast on viewings. The upside of the same number: neighborhoods with a big rental base tend to feel lively and transient rather than settled — decide which you want before you fall for a listing.

Who lives here

Demographically, Bellamybuurt-Zuid is shaped by people in their late twenties to early forties (49% of its 3,860 residents), followed by 45-to-65 year olds at 21%. More than half of all households (61%) are single-person — this is a neighborhood of independents, not minivans. The average household counts 1.5 people.

As for who your neighbors would be: this is a neighborhood of contrasts — 49% of households are among the country's lower earners, yet the average income per resident is €46,000 a year. Social housing and expensive owner-occupied homes stand side by side here, which is common in Dutch inner cities.

Daily errands, coffee and dinner

Day to day: groceries are a non-issue — 9 large supermarkets within a kilometer; with roughly 146 cafés and restaurants within a kilometer, you will never cook out of necessity.

The practical checklist most buyers forget to make: pharmacy 8 min walk · GP 5 min · hospital 2.4 km · library 0.5 km · 11 cinemas within 5 km. None of these will decide a purchase on their own, but a GP taking new patients nearby is the kind of thing you only miss after moving.

Families and schools

For families: 3 primary schools within a kilometer means real choice — and short bike rides; daycare is well covered (13 locations nearby) — though Dutch waiting lists mean you register the week you know you're expecting, not the week you need it; secondary school is a 5-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the station is a 12-minute cycle, standard Dutch commuting range; the nearest highway on-ramp is 2.3 km away; and at 0.3 cars per household, most residents simply don't own one — if you do, factor in permit costs and waiting lists before you buy.

Energy and running costs

83% of homes were built before 2000. Two identical-looking houses on the same street can differ by hundreds of euros a month once heating is counted — the energy label tells you which one you're looking at, and lenders increasingly price it into your mortgage too.

Before you bid in Bellamybuurt-Zuid

Before you bid in Bellamybuurt-Zuid: the national soil map leaves built-up areas unclassified, and city centres like this one often sit on peat, and pre-1970 homes may stand on wooden piles — since the 2026 appraisal rules, a foundation risk class (A–E) appears in every valuation, so check it before you bid, not after the deal is already emotional. Also, listings are scarce here, which pushes bidding above asking more often — decide your maximum before the viewing, not during it.

None of these averages can tell you whether the specific house you found is fairly priced — that depends on its size, energy label, state of maintenance and the recent sales around it. That is exactly what a free HomeReview report checks, in about 10 seconds, for any Dutch address.

Frequently asked questions

Similar neighborhoods in Amsterdam

Closest in price — worth a look if Bellamybuurt-Zuid is out of reach or you want alternatives.