Living in De Omval
De Omval is city living in its most compact form, and this is apartment territory: only about 1 in 100 homes is a house.
At 6,202 residents per km² the buurt is busy without being packed. Water makes up 20% of its surface — canals and waterfront are part of daily scenery here, and so are the price tags of homes that face them.
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 De Omval
The average home value (WOZ) in De Omval is €683,000, which puts it at #81 of 426 neighborhoods in Amsterdam — 35% pricier than most of the city. That premium is the location speaking. For scale: Amsterdam's cheapest buurt averages €42,000 and its priciest €2,286,000, so De Omval sits among the city's pricier neighbourhoods.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
2023: €707,000 · 2024: €705,000 · 2025: €683,000
The direction of the market: between 2023 and 2025 the average WOZ value here fell from €707,000 to €683,000, down 3% — roughly in step with the rest of the city. WOZ values lag the market by about a year, but the trend itself is reliable.
Ownership is split: 45% owner-occupied against 55% rental. Enough homes trade hands to give you comparable sales, but check what's actually for sale versus rented in the specific block you're eyeing — the mix can flip from one street to the next.
Who lives here
Demographically, De Omval is a young-adult neighborhood — the 25-to-45 group outnumbers everyone else (47% of its 715 residents), followed by 45-to-65 year olds at 22%. Households split into 49% singles and 11% families with children — a real mix rather than one lifestyle. The average household counts 1.7 people.
As for who your neighbors would be: 38% of households are among the country's highest earners — which helps explain both the café density and the bidding behavior.
Daily errands, coffee and dinner
Day to day: plan your groceries: the nearest large supermarket is 1.0 km away; dining out means a short trip: only 6 cafés or restaurants sit within a kilometer.
The practical checklist most buyers forget to make: pharmacy 16 min walk · GP 8 min · hospital 2.5 km · library 1.4 km · 7 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: the nearest primary school is 13 minutes on foot; daycare is 0.9 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is a 4-minute bike ride, which Dutch teenagers do in all weather.
Getting around
Getting around: the train station is 11 minutes on foot — commuting without a car is the natural choice; the nearest highway on-ramp is 2.4 km away; and at 0.5 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
94% 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 De Omval
Before you bid in De Omval: 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, in a premium buurt the risk isn't buying a bad home, it's overpaying for a good one — anchor your bid on recent sales of comparable homes, not on the asking price.
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
Is De Omval a good neighborhood to live in?
That depends on what you're looking for. De Omval has no single strong profile — it scores mid-range for most buyer types. The average home value is €683,000 (35% pricier than most of Amsterdam) and the neighborhood has 715 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in De Omval?
The average home value (WOZ waarde) in De Omval, Amsterdam is €683,000, based on the official CBS neighborhood statistics.
Is De Omval mostly owner-occupied or rental?
45% of homes in De Omval are owner-occupied and 55% are rentals.
Are house prices in De Omval rising?
Between 2023 and 2025 the average WOZ value in De Omval fell from €707,000 to €683,000 (−3%); Amsterdam as a whole moved up 0% over the same period. WOZ values lag the current market by about a year.
How old are the homes in De Omval?
94% of homes in De Omval were built before 2000 and 6% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from De Omval?
The average distance to a train station from De Omval is 0.9 km; a large supermarket is 1.0 km away on average.
Is De Omval an expensive part of Amsterdam?
Yes — homes in De Omval cost about 35% more than in most of Amsterdam, so budget for competition and possible overbidding.
Is De Omval good for families with children?
The nearest primary school is 1.1 km away and there are 1 daycare locations within a kilometer. 11% of households here have children at home.
Is there foundation risk in De Omval?
De Omval stands out for foundation risk — in built-up areas the national soil map doesn't classify the ground, and city centres often sit on peat. Around 48% of homes here predate 1970, the era when wooden or shallow foundations were common. According to the Klimaateffectatlas, the risk of pile rot in this neighbourhood is very low. This says nothing about any individual property: only a physical foundation inspection can establish its condition. Ask for the foundation risk class (A–E) in the valuation report.
Similar neighborhoods in Amsterdam
Closest in price — worth a look if De Omval is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten — latest complete release (buurt BU0363MQ01) · Updated 2026-08-09. WOZ values are neighborhood averages; individual homes vary.