Omval/Overamstel, Amsterdam
Neighbourhood research for Omval/Overamstel — safety, schools, livability and property values from official government data.
Omval/Overamstel in Amsterdam scores 3.0 out of 5 on the government's Leefbaarometer livability index. Rentals dominate the housing stock — only 24% is owner-occupied, and over half of households are single-person (69%). Worth flagging: the amenities sub-score here is 4.1/5 — you're rarely far from shops, cafés or other amenities. Reported crime here is classified as elevated relative to other Dutch neighbourhoods.
At €544.000, the average WOZ value here runs 5% above what's typical for Amsterdam as a whole. That's 37% above the Dutch national average. Zooming out, Amsterdam-wide sale prices rose 2.1% over the past year, and recent buyers across the wider region paid 5.9% over asking, with homes selling in a median of 32 days — a sense of the competition to expect, even if it doesn't map exactly onto this street.
A few things worth weighing before you commit: background noise (road, rail and air traffic combined) averages 64 dB across the area, on the loud side.
Livability
Average
Avg. WOZ value
€544.000
Crime risk
High risk
Based on 6 government sources · Last updated 27 August 2026
Frequently Asked Questions
Similar neighbourhoods in Amsterdam
Neighbourhoods in a similar price and livability range
All neighbourhoods in Amsterdam →What does a home in Omval/Overamstel cost?
Average WOZ value
€544,000
The WOZ value is the municipality's own valuation, set as of 1 January the previous year. In a rising market asking prices in Omval/Overamstel usually sit above it — treat this as a floor, not a market value.
Gross annual income needed to borrow that amount
€92,000
One income, no student debt or other loans, 30-year annuity at 4.3%, using the 2026 Nibud standards. Buyer's costs come on top and cannot be added to the mortgage. On two incomes the bar is lower.
Further reading
What is the WOZ value and why does it matter?
The WOZ value determines your municipal taxes and is used by banks as an indication of property value.
Ground lease: what is it and what does it cost?
With ground lease you buy the house but not the land. This can involve significant annual costs — especially in Amsterdam.
Self-occupancy and non-occupancy clauses explained
Two clauses buyers routinely confuse: the duty to live in the home yourself, and a seller’s declaration that they never lived there at all.