Living in Noordoever Sloterplas
Noordoever Sloterplas is densely built and genuinely urban, and living here overwhelmingly means apartment living — 84% of the stock is flats.
At 8,405 residents per km² the buurt is busy without being packed. Water makes up 17% of its surface — canals and waterfront are part of daily scenery here, and so are the price tags of homes that face them.
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 Noordoever Sloterplas
The average home value (WOZ) in Noordoever Sloterplas is €445,000, which puts it at #297 of 426 neighborhoods in Amsterdam — 12% 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 Noordoever Sloterplas sits in the middle of the pack.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
2023: €418,000 · 2024: €422,000 · 2025: €445,000
The direction of the market: between 2023 and 2025 the average WOZ value here rose from €418,000 to €445,000, up 6% — faster than the city as a whole (+0%). WOZ values lag the market by about a year, but the trend itself is reliable.
Ownership is split: 40% owner-occupied against 60% rental, including 29% 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, Noordoever Sloterplas is a young-adult neighborhood — the 25-to-45 group outnumbers everyone else (36% of its 3,365 residents), followed by 45-to-65 year olds at 23%. Households split into 51% singles and 26% families with children — a real mix rather than one lifestyle. The average household counts 1.9 people.
As for who your neighbors would be: incomes lean modest — 49% of households are among the country's lower earners; average income per resident is €32,000 a year.
Daily errands, coffee and dinner
Day to day: the nearest large supermarket is about 12 minutes' walk; dining out means a short trip: only 4 cafés or restaurants sit within a kilometer.
The practical checklist most buyers forget to make: pharmacy 12 min walk · GP 12 min · hospital 1.5 km · library 1.3 km · 4 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 11 minutes on foot; 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 2-minute bike ride, which Dutch teenagers do in all weather.
Getting around
Getting around: the station is a 13-minute cycle, standard Dutch commuting range; a highway on-ramp 1.3 km away makes car trips easy — check whether through-traffic noise reaches the street you're considering; and at 0.5 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
88% 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 Noordoever Sloterplas
Before you bid in Noordoever Sloterplas: the national soil map leaves built-up areas unclassified, and city centres like this one often sit on peat, 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.
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
Is Noordoever Sloterplas a good neighborhood to live in?
That depends on what you're looking for. Noordoever Sloterplas suits first-time buyers best; it's a weaker match for families with children and buyers after peace and space. The average home value is €445,000 (12% cheaper than most of Amsterdam) and the neighborhood has 3,365 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Noordoever Sloterplas?
The average home value (WOZ waarde) in Noordoever Sloterplas, Amsterdam is €445,000, based on the official CBS neighborhood statistics.
Is Noordoever Sloterplas mostly owner-occupied or rental?
40% of homes in Noordoever Sloterplas are owner-occupied and 60% are rentals, of which 29% of all homes are social housing (woningcorporatie).
Are house prices in Noordoever Sloterplas rising?
Between 2023 and 2025 the average WOZ value in Noordoever Sloterplas rose from €418,000 to €445,000 (+6%); Amsterdam as a whole moved up 0% over the same period. WOZ values lag the current market by about a year.
How old are the homes in Noordoever Sloterplas?
88% of homes in Noordoever Sloterplas were built before 2000 and 12% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Noordoever Sloterplas?
The average distance to a train station from Noordoever Sloterplas is 3.2 km; a large supermarket is 1.0 km away on average.
Is Noordoever Sloterplas an expensive part of Amsterdam?
No — homes here cost about 12% less than in most of Amsterdam, making it one of the more affordable parts of the city.
Is Noordoever Sloterplas good for families with children?
The nearest primary school is 0.9 km away and there are 3 daycare locations within a kilometer. 26% of households here have children at home.
Is there foundation risk in Noordoever Sloterplas?
Noordoever Sloterplas stands out for foundation risk — in built-up areas the national soil map doesn't classify the ground, and city centres often sit on peat. Around 49% of homes here predate 1970, the era when wooden or shallow foundations were common. According to the Klimaateffectatlas, the risk of pile rot in this neighbourhood is very low. This says nothing about any individual property: only a physical foundation inspection can establish its condition. Ask for the foundation risk class (A–E) in the valuation report.
Similar neighborhoods in Amsterdam
Closest in price — worth a look if Noordoever Sloterplas is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten — latest complete release (buurt BU0363FE03) · Updated 2026-08-09. WOZ values are neighborhood averages; individual homes vary.