E-buurt, Amsterdam

Living in E-buurt

E-buurt is densely built and genuinely urban, and most of its 657 homes are houses rather than apartments — front doors, gardens, street parking.

At 7,704 residents per km² the buurt is busy without being packed.

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 E-buurt

The average home value (WOZ) in E-buurt is €499,000, which puts it at #222 of 426 neighborhoods in Amsterdam, almost exactly the city's midpoint. For scale: Amsterdam's cheapest buurt averages €42,000 and its priciest €2,286,000, so E-buurt sits in the middle of the pack.

The direction of the market: between 2023 and 2025 the average WOZ value here fell from €508,000 to €499,000, down 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.

Ownership is split: 50% owner-occupied against 50% rental, including 32% 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, E-buurt is a young-adult neighborhood — the 25-to-45 group outnumbers everyone else (27% of its 2,365 residents), followed by 15-to-25 year olds at 25%. 41% of households have children at home, so expect school runs, playgrounds in use, and neighbors who stay put. The average household counts 2.3 people.

As for who your neighbors would be: 30% 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 1.3 km away; dining out means a short trip: only 4 cafés or restaurants sit within a kilometer.

The practical checklist most buyers forget to make: pharmacy 17 min walk · GP 14 min · hospital 5.4 km · library 2.6 km · 1 cinema 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 (3 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 6-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the station is a 6-minute cycle, standard Dutch commuting range; the nearest highway on-ramp is 2.3 km away; car ownership is moderate (0.7 per household).

Energy and running costs

With 87% of homes built after 2000, insulation standards here are decent by default — but newer also means VvE service costs for apartments and less room to add value through renovation. Different math, not automatically better.

Before you bid in E-buurt

Before you bid in E-buurt: family neighborhoods like this one turn over slowly; when a good house appears it often goes to the first serious, well-prepared bidder.

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 E-buurt is out of reach or you want alternatives.