Kadoelen, Amsterdam

Living in Kadoelen

Kadoelen is urban but not overwhelming, and the housing is dominated by single-family houses (89%), which is what draws settlers rather than passers-through.

With just 2,125 residents per km², this is space by Dutch standards.

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 Kadoelen

At €709,000 average WOZ value, Kadoelen ranks 71 out of 424 Amsterdam neighborhoods on price — 40% above the city median. You pay for the location here. For scale: Amsterdam's cheapest buurt averages €58,000 and its most expensive €2,250,000, so Kadoelen sits in the upper band of the city.

The direction of the market: between 2023 and 2025 the average WOZ value here rose from €708,000 to €731,000, up 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.

With 71% of homes owner-occupied, this is a settled buyers' neighborhood — homes change hands regularly, and you can usually find recent comparable sales on the same street to anchor your bid. Settled also means slower: owners here tend to stay, so the best houses may only list once a decade.

Who lives here

Demographically, Kadoelen is dominated by established households in the 45-to-65 bracket (28% of its 2,475 residents), followed by children under 15 at 25%. 52% of households have children at home, so expect school runs, playgrounds in use, and neighbors who stay put. The average household counts 2.6 people.

As for who your neighbors would be: 40% 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: plan your groceries: the nearest large supermarket is 1.1 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 13 min walk · GP 13 min · hospital 2.9 km · library 1.1 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: the nearest primary school is 7 minutes on foot; daycare is 0.6 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is an 8-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the nearest train station is 7.4 km out, so day-to-day life here leans on the car or bus; a highway on-ramp 1.3 km away makes car trips easy — check whether through-traffic noise reaches the street you're considering; car ownership is moderate (1.0 per household).

Energy and running costs

77% 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 Kadoelen

Before you bid in Kadoelen: 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. Beyond that, 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 Kadoelen is out of reach or you want alternatives.