Living in Uilenburg
Uilenburg is densely built and genuinely urban, and this is apartment territory: only about 1 in 100 homes is a house.
With 15,587 residents per km², you will know your streets are alive — and so will your ears; visit on a Friday evening before you commit. Water makes up 27% 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 Uilenburg
The average home value (WOZ) in Uilenburg is €596,000, which puts it at #127 of 426 neighborhoods in Amsterdam — 18% 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 Uilenburg sits in the middle of the pack.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
2023: €586,000 · 2024: €577,000 · 2025: €596,000
The direction of the market: between 2023 and 2025 the average WOZ value here rose from €586,000 to €596,000, up 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.
Ownership is split: 36% owner-occupied against 64% rental, including 36% 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, Uilenburg is a young-adult neighborhood — the 25-to-45 group outnumbers everyone else (36% of its 1,255 residents), followed by 45-to-65 year olds at 27%. More than half of all households (62%) are single-person — this is a neighborhood of independents, not minivans. The average household counts 1.5 people.
As for who your neighbors would be: incomes lean modest — 44% of households are among the country's lower earners.
Daily errands, coffee and dinner
Day to day: groceries are a non-issue — 5 large supermarkets within a kilometer; eating out is the default here — around 110 cafés and restaurants inside a kilometer.
The practical checklist most buyers forget to make: pharmacy 11 min walk · GP 7 min · hospital 1.9 km · library 1.7 km · 12 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 5 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 an 8-minute bike ride, which Dutch teenagers do in all weather.
Getting around
Getting around: the station is a 6-minute cycle, standard Dutch commuting range; the nearest highway on-ramp is 4.8 km away; and at 0.3 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
Since 72% 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 Uilenburg
Before you bid in Uilenburg: 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 Uilenburg a good neighborhood to live in?
That depends on what you're looking for. Uilenburg suits buyers after city buzz best; it's a weaker match for first-time buyers, families with children and buyers after peace and space. The average home value is €596,000 (18% pricier than most of Amsterdam) and the neighborhood has 1,255 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Uilenburg?
The average home value (WOZ waarde) in Uilenburg, Amsterdam is €596,000, based on the official CBS neighborhood statistics.
Is Uilenburg mostly owner-occupied or rental?
36% of homes in Uilenburg are owner-occupied and 64% are rentals, of which 36% of all homes are social housing (woningcorporatie).
Are house prices in Uilenburg rising?
Between 2023 and 2025 the average WOZ value in Uilenburg rose from €586,000 to €596,000 (+2%); 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 Uilenburg?
72% of homes in Uilenburg were built before 2000 and 28% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Uilenburg?
The average distance to a train station from Uilenburg is 1.6 km; a large supermarket is 0.4 km away on average.
Is Uilenburg an expensive part of Amsterdam?
Yes — homes in Uilenburg cost about 18% more than in most of Amsterdam, so budget for competition and possible overbidding.
Is Uilenburg good for families with children?
The nearest primary school is 0.4 km away and there are 4 daycare locations within a kilometer. 11% of households here have children at home.
Is there foundation risk in Uilenburg?
Uilenburg 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 76% 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 moderate. 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 Uilenburg is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten — latest complete release (buurt BU0363AF06) · Updated 2026-08-09. WOZ values are neighborhood averages; individual homes vary.