Van der Kunbuurt, Amsterdam

Living in Van der Kunbuurt

Van der Kunbuurt is densely built and genuinely urban, and living here overwhelmingly means apartment living — 100% of the stock is flats.

With just 2,507 residents per km², this is space by Dutch standards. Water makes up 22% 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 Van der Kunbuurt

At €414,000 average WOZ value, Van der Kunbuurt ranks 328 out of 426 Amsterdam neighborhoods on price — 18% 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 Van der Kunbuurt sits among the city's more affordable ones.

The direction of the market: between 2023 and 2025 the average WOZ value here fell from €421,000 to €414,000, 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.

Here is the catch for buyers: only 0% of homes are owner-occupied, and 100% 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, Van der Kunbuurt is shaped by people in their late twenties to early forties (31% of its 185 residents), followed by over-65s at 21%. More than half of all households (60%) 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 — 58% of households are among the country's lower earners.

Daily errands, coffee and dinner

Day to day: the nearest large supermarket is about 11 minutes' walk; there are about 18 cafés and restaurants within walking distance — enough choice without the crowds.

The practical checklist most buyers forget to make: pharmacy 14 min walk · GP 7 min · hospital 2.3 km · library 1.2 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: the nearest primary school is 12 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 train station is 8 minutes on foot — commuting without a car is the natural choice; the nearest highway on-ramp is 2.3 km away.

Energy and running costs

Since 100% 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 Van der Kunbuurt

Before you bid in Van der Kunbuurt: 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, listings are scarce here, which pushes bidding above asking more often — decide your maximum before the viewing, not during it. Beyond that, 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 Van der Kunbuurt is out of reach or you want alternatives.