Assendelft-Zuid, Zaanstad
Neighbourhood research for Assendelft-Zuid — safety, schools, livability and property values from official government data.
Assendelft-Zuid in Zaanstad scores 3.0 out of 5 on the government's Leefbaarometer livability index. Most homes are owner-occupied (65%). Reported crime here is classified as low relative to other Dutch neighbourhoods.
At €453.000, the average WOZ value here runs 16% above what's typical for Zaanstad as a whole. That's 14% above the Dutch national average. Zooming out, Zaanstad-wide sale prices rose 3.7% over the past year, and recent buyers across the wider region paid 3.9% over asking, with homes selling in a median of 34 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: crime has been trending up, about 13% higher than a year ago — worth keeping an eye on; foundation risk near the centre of the neighbourhood is rated moderate — for pre-1970 homes, ask for a foundation inspection before you bid.
Livability
Average
Avg. WOZ value
€453.000
Crime risk
Low risk
Based on 6 government sources · Last updated 27 August 2026
Frequently Asked Questions
Similar neighbourhoods in Zaanstad
Neighbourhoods in a similar price and livability range
All neighbourhoods in Zaanstad →What does a home in Assendelft-Zuid cost?
Average WOZ value
€453,000
The WOZ value is the municipality's own valuation, set as of 1 January the previous year. In a rising market asking prices in Assendelft-Zuid usually sit above it — treat this as a floor, not a market value.
Gross annual income needed to borrow that amount
€79,000
One income, no student debt or other loans, 30-year annuity at 4.5%, 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.
Foundation problems: which houses, and what it costs
Pile rot and subsidence mainly affect pre-war homes on peat and clay. Repair routinely costs more than a renovation.
How does bidding on a house work in the Netherlands?
Unlike many countries, the asking price in the Netherlands is often just a starting point for negotiation.