Den Texbuurt, Amsterdam

Living in Den Texbuurt

Den Texbuurt is densely built and genuinely urban, and this is apartment territory: only about 1 in 33 homes is a house.

With 11,730 residents per km², you will know your streets are alive — and so will your ears; visit on a Friday evening before you commit. Water makes up 18% 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 Den Texbuurt

At €910,000 average WOZ value, Den Texbuurt ranks 36 out of 424 Amsterdam neighborhoods on price — 80% above the city median. That premium is the location speaking. For scale: Amsterdam's cheapest buurt averages €58,000 and its most expensive €2,250,000, so Den Texbuurt sits in the upper band of the city.

The direction of the market: between 2023 and 2025 the average WOZ value here fell from €908,000 to €857,000, down 6% — slower than the city as a whole (+0%). WOZ values lag the market by about a year, but the trend itself is reliable.

Ownership is split: 44% owner-occupied against 55% rental, including 17% social housing. 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, Den Texbuurt is shaped by people in their late twenties to early forties (37% of its 1,110 residents), followed by 45-to-65 year olds at 23%. More than half of all households (56%) are single-person — this is a neighborhood of independents, not minivans. The average household counts 1.7 people.

As for who your neighbors would be: 30% of households sit in the country's top income bracket — which helps explain both the café density and the bidding behavior.

Daily errands, coffee and dinner

Day to day: groceries are a non-issue — 7 large supermarkets within a kilometer; eating out is the default here — around 159 cafés and restaurants inside a kilometer.

The practical checklist most buyers forget to make: pharmacy 10 min walk · GP 4 min · hospital 2.1 km · library 1.6 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: the nearest primary school is 10 minutes on foot; daycare is well covered (4 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 4-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 3.5 km away; and at 0.4 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

Since 98% of the stock predates 2000, always check the energy label of a specific listing — the difference between label C and label F on an average home here is easily a few thousand euros a year in heating, and it changes what you can sensibly bid.

Before you bid in Den Texbuurt

Before you bid in Den Texbuurt: much of Amsterdam sits on soft soil, 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

Similar neighborhoods in Amsterdam

Closest in price — worth a look if Den Texbuurt is out of reach or you want alternatives.