Living in Rode Kruisbuurt
Rode Kruisbuurt is city living in its most compact form, and most of its 90 homes are houses rather than apartments — front doors, gardens, street parking.
With just 1,670 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 Rode Kruisbuurt
The average home value (WOZ) in Rode Kruisbuurt is €697,000, which puts it at #79 of 426 neighborhoods in Amsterdam — 38% pricier than most of the city. You pay for the location here. For scale: Amsterdam's cheapest buurt averages €42,000 and its priciest €2,286,000, so Rode Kruisbuurt sits among the city's pricier neighbourhoods.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
2023: €731,000 · 2024: €703,000 · 2025: €697,000
The direction of the market: between 2023 and 2025 the average WOZ value here fell from €731,000 to €697,000, 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.
With 94% 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, Rode Kruisbuurt is one of the older neighborhoods in the city — seniors form the largest group (36% of its 255 residents), followed by 25-to-45 year olds at 23%. Households split into 32% singles and 37% families with children — a real mix rather than one lifestyle. The average household counts 2.2 people.
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 4 cafés or restaurants sit within a kilometer.
The practical checklist most buyers forget to make: pharmacy 10 min walk · GP 8 min · hospital 2.4 km · library 2.4 km · 2 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: 3 primary schools within a kilometer means real choice — and short bike rides; 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 1-minute bike ride, which Dutch teenagers do in all weather.
Getting around
Getting around: the nearest train station is 5.1 km out, so day-to-day life here leans on the car or bus; the nearest highway on-ramp is 2.5 km away; car ownership is moderate (0.9 per household).
Energy and running costs
Since 99% of the stock predates 2000, always check the energy label of a specific listing — the difference between label C and label F on an average home here is easily a few thousand euros a year in heating, and it changes what you can sensibly bid.
Before you bid in Rode Kruisbuurt
Before you bid in Rode Kruisbuurt: 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. 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, with many older residents, more homes will come to market here over the coming years than the recent past suggests — patience can pay.
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 Rode Kruisbuurt a good neighborhood to live in?
That depends on what you're looking for. Rode Kruisbuurt suits families with children best; it's a weaker match for first-time buyers and buyers after peace and space. The average home value is €697,000 (38% pricier than most of Amsterdam) and the neighborhood has 255 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Rode Kruisbuurt?
The average home value (WOZ waarde) in Rode Kruisbuurt, Amsterdam is €697,000, based on the official CBS neighborhood statistics.
Is Rode Kruisbuurt mostly owner-occupied or rental?
94% of homes in Rode Kruisbuurt are owner-occupied and 6% are rentals.
Are house prices in Rode Kruisbuurt rising?
Between 2023 and 2025 the average WOZ value in Rode Kruisbuurt fell from €731,000 to €697,000 (−5%); 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 Rode Kruisbuurt?
99% of homes in Rode Kruisbuurt were built before 2000 and 1% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Rode Kruisbuurt?
The average distance to a train station from Rode Kruisbuurt is 5.1 km; a large supermarket is 1.0 km away on average.
Is Rode Kruisbuurt an expensive part of Amsterdam?
Yes — homes in Rode Kruisbuurt cost about 38% more than in most of Amsterdam, so budget for competition and possible overbidding.
Is Rode Kruisbuurt good for families with children?
The nearest primary school is 0.2 km away and there are 4 daycare locations within a kilometer. 37% of households here have children at home.
Is there foundation risk in Rode Kruisbuurt?
Rode Kruisbuurt 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 72% 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 Rode Kruisbuurt is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten — latest complete release (buurt BU0363NH06) · Updated 2026-08-09. WOZ values are neighborhood averages; individual homes vary.