Living in Waterrijk
Waterrijk is more village than city in feel, and the housing is dominated by single-family houses (97%), which is what draws settlers rather than passers-through.
With just 1,494 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 Waterrijk
At €1,161,000 average WOZ value, Waterrijk ranks 15 out of 426 Amsterdam neighborhoods on price — 130% pricier than most of the city. That premium is the location speaking. For scale: Amsterdam's cheapest buurt averages €42,000 and its priciest €2,286,000, so Waterrijk sits among the city's pricier neighbourhoods.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
2023: €1,062,000 · 2024: €1,068,000 · 2025: €1,161,000
The direction of the market: between 2023 and 2025 the average WOZ value here rose from €1,062,000 to €1,161,000, up 9% — faster than the city as a whole (+0%). WOZ values lag the market by about a year, but the trend itself is reliable.
With 95% 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, Waterrijk is shaped by people in their late twenties to early forties (44% of its 1,340 residents), followed by children under 15 at 40%. 79% of households have children at home, so expect school runs, playgrounds in use, and neighbors who stay put. The average household counts 3.3 people.
Daily errands, coffee and dinner
Day to day: plan your groceries: the nearest large supermarket is 2.6 km away; this is not a going-out neighborhood — the cafés are elsewhere.
The practical checklist most buyers forget to make: pharmacy 22 min walk · GP 17 min · hospital 1.4 km · library 2.1 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 24 minutes on foot; daycare is 1.3 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is an 11-minute bike ride, which Dutch teenagers do in all weather.
Getting around
Getting around: the station is an 8-minute cycle, standard Dutch commuting range; the nearest highway on-ramp is 2.5 km away; households here average 1.1 cars, so assume driveways and parking are part of daily logistics.
Energy and running costs
With 100% of homes built after 2000, insulation standards here are decent by default — but newer also means VvE service costs for apartments and less room to add value through renovation. Different math, not automatically better.
Before you bid in Waterrijk
Before you bid in Waterrijk: the soil here is Laagveengebied, 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, family neighborhoods like this one turn over slowly; when a good house appears it often goes to the first serious, well-prepared bidder.
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 Waterrijk a good neighborhood to live in?
That depends on what you're looking for. Waterrijk suits families with children and buyers after peace and space best; it's a weaker match for first-time buyers and buyers after city buzz. The average home value is €1,161,000 (130% pricier than most of Amsterdam) and the neighborhood has 1,340 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Waterrijk?
The average home value (WOZ waarde) in Waterrijk, Amsterdam is €1,161,000, based on the official CBS neighborhood statistics.
Is Waterrijk mostly owner-occupied or rental?
95% of homes in Waterrijk are owner-occupied and 5% are rentals.
Are house prices in Waterrijk rising?
Between 2023 and 2025 the average WOZ value in Waterrijk rose from €1,062,000 to €1,161,000 (+9%); 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 Waterrijk?
0% of homes in Waterrijk were built before 2000 and 100% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Waterrijk?
The average distance to a train station from Waterrijk is 1.9 km; a large supermarket is 2.6 km away on average.
Is Waterrijk an expensive part of Amsterdam?
Yes — homes in Waterrijk cost about 130% more than in most of Amsterdam, so budget for competition and possible overbidding.
Is Waterrijk good for families with children?
The nearest primary school is 2.0 km away. 79% of households here have children at home.
Is there foundation risk in Waterrijk?
Waterrijk stands out for foundation risk, with Laagveengebied as the dominant soil. Around 32% of homes here predate 1970, the era when wooden or shallow foundations were common. 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 Waterrijk is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten — latest complete release (buurt BU0363SB02) · Updated 2026-08-09. WOZ values are neighborhood averages; individual homes vary.