Kortvoort, Amsterdam

Living in Kortvoort

Kortvoort is city living in its most compact form, and this is apartment territory: only about 1 in 8 homes is a house.

With 13,841 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 Kortvoort

At €280,000 average WOZ value, Kortvoort ranks 410 out of 426 Amsterdam neighborhoods on price — 45% cheaper than most of the city, which makes it one of the more approachable entry points into the city. For scale: Amsterdam's cheapest buurt averages €42,000 and its priciest €2,286,000, so Kortvoort sits among the city's more affordable ones.

The direction of the market: between 2023 and 2025 the average WOZ value here rose from €277,000 to €280,000, up 1% — roughly in step with the rest of the city. WOZ values lag the market by about a year, but the trend itself is reliable.

Here is the catch for buyers: only 15% of homes are owner-occupied, and 81% of the stock is social housing that never reaches the open market. Few homes come up for sale, so when one does, expect competition and act fast on viewings. The upside of the same number: neighborhoods with a big rental base tend to feel lively and transient rather than settled — decide which you want before you fall for a listing.

Who lives here

Demographically, Kortvoort is shaped by people in their late twenties to early forties (30% of its 2,920 residents), followed by 45-to-65 year olds at 24%. More than half of all households (64%) 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: incomes lean modest — 68% of households are among the country's lower earners; average income per resident is €24,000 a year.

Daily errands, coffee and dinner

Day to day: plan your groceries: the nearest large supermarket is 1.0 km away; dining out means a short trip: only 2 cafés or restaurants sit within a kilometer.

The practical checklist most buyers forget to make: pharmacy 11 min walk · GP 4 min · hospital 3.8 km · library 2.2 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 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 an 11-minute cycle, standard Dutch commuting range; a highway on-ramp 1.5 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.

Energy and running costs

92% 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 Kortvoort

Before you bid in Kortvoort: listings are scarce here, which pushes bidding above asking more often — decide your maximum before the viewing, not during it. Also, the price gap with the rest of Amsterdam is real, but so is the reason for it — walk the neighborhood at different times of day before committing.

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 Kortvoort is out of reach or you want alternatives.