Kolenkitbuurt-Noord, Amsterdam

Living in Kolenkitbuurt-Noord

Kolenkitbuurt-Noord is city living in its most compact form, and living here overwhelmingly means apartment living — 94% of the stock is flats.

With 16,175 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 Kolenkitbuurt-Noord

At €449,000 average WOZ value, Kolenkitbuurt-Noord ranks 286 out of 424 Amsterdam neighborhoods on price — 11% below the city median, leaving room in the budget that pricier neighborhoods would swallow. For scale: Amsterdam's cheapest buurt averages €58,000 and its most expensive €2,250,000, so Kolenkitbuurt-Noord sits in the middle band of the city.

The direction of the market: between 2023 and 2025 the average WOZ value here fell from €449,000 to €440,000, 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.

Only about 1 in 7 homes here is owner-occupied (66% 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, Kolenkitbuurt-Noord is a young-adult neighborhood — the 25-to-45 group outnumbers everyone else (39% of its 4,805 residents), followed by children under 15 at 20%. Households split into 45% singles and 35% families with children — a real mix rather than one lifestyle. The average household counts 2.2 people.

As for who your neighbors would be: incomes skew modest — 51% of households are in the lower national bracket; average income per resident is €26,000 a year.

Daily errands, coffee and dinner

Day to day: groceries are a non-issue — 6 large supermarkets within a kilometer; there are about 15 cafés and restaurants within walking distance — enough choice without the crowds.

The practical checklist most buyers forget to make: pharmacy 7 min walk · GP 7 min · hospital 1.7 km · library 1.0 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: 6 primary schools within a kilometer means real choice — and short bike rides; daycare is well covered (10 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 12-minute cycle, standard Dutch commuting range; a highway on-ramp 0.6 km away makes car trips easy — check whether through-traffic noise reaches the street you're considering; 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.

Before you bid in Kolenkitbuurt-Noord

Before you bid in Kolenkitbuurt-Noord: 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

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Closest in price — worth a look if Kolenkitbuurt-Noord is out of reach or you want alternatives.