Frans Halsbuurt, Amsterdam

Living in Frans Halsbuurt

Frans Halsbuurt is city living in its most compact form, and living here overwhelmingly means apartment living — 99% of the stock is flats.

With 23,369 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 Frans Halsbuurt

The average home value (WOZ) in Frans Halsbuurt is €586,000, which puts it at #133 of 424 neighborhoods in Amsterdam — 16% 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 Frans Halsbuurt sits in the middle band of the city.

The direction of the market: between 2023 and 2025 the average WOZ value here fell from €584,000 to €553,000, down 5% — slower than the city as a whole (+0%). WOZ values lag the market by about a year, but the trend itself is reliable.

Only about 1 in 4 homes here is owner-occupied (23% is social housing) — supply on Funda is structurally thin, which concentrates bidding on the few listings that appear. If you find a home here you like, being prepared (financing check done, valuation lined up) is worth more than in neighborhoods where something new lists every week.

Who lives here

Demographically, Frans Halsbuurt is shaped by people in their late twenties to early forties (48% of its 2,580 residents), followed by 45-to-65 year olds at 22%. More than half of all households (65%) 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 — 51% of households sit in the lower national income bracket, yet the average income per resident is €49,000 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 — 7 large supermarkets within a kilometer; eating out is the default here — around 139 cafés and restaurants inside a kilometer.

The practical checklist most buyers forget to make: pharmacy 13 min walk · GP 6 min · hospital 2.5 km · library 1.1 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 14 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 2-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the station is an 11-minute cycle, standard Dutch commuting range; the nearest highway on-ramp is 2.8 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

98% 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 Frans Halsbuurt

Before you bid in Frans Halsbuurt: 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, 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 Frans Halsbuurt is out of reach or you want alternatives.