Between the Vondelpark and the Beethovenstraat lies the neighborhood Amsterdammers mean when they say "the south". Town villas, bel-etages (raised-ground-floor apartments) and upper-floor houses, built for people who wanted a house but not a canal house.
The area between the Vondelpark, the Concertgebouw and the Beethovenstraat was developed at the end of the nineteenth century as a residential extension of the city. The wealthier merchant families were looking for space beyond the busy canals: wider streets, private gardens and bel-etages with balconies at the front.
The neighborhood grew around the Vondelpark and the Museumplein, which left it with an unusual concentration of culture and greenery. The Rijksmuseum, Stedelijk and Van Gogh Museum within walking distance, the Concertgebouw on the Boerenwetering and the P.C. Hooftstraat as the Dutch Champs-Élysées.
For our line of work that means: scarce supply, longer lead times and a type of buyer who is rarely in a hurry. Town villas and bel-etages here are often passed on privately. What is offered publicly is usually well prepared and carefully priced.
Within Oud-Zuid there are two sub-areas, each with its own flavor. The Apollobuurt around the Apollolaan and Stadionweg is statelier, with wider town villas and large gardens. The Stadionbuurt around the Olympic Stadium is slightly younger, with more bel-etages and upper-floor houses, and usually somewhat more accessibly priced. Each has its own buyers: we work in both.
The most expensive part of Oud-Zuid, with wide town villas and grand houses around the Apollolaan and Stadionweg. Deep front gardens, large back gardens and the kind of address that needs no explanation. The Beethovenbuurt is usually counted in, the difference being that the Beethovenstraat itself has more shops. Old Amsterdam money and new money live side by side here.
Between the Concertgebouw, the Rijksmuseum and the Van Gogh Museum. Bel-etages and upper-floor houses with balconies, often restored to listed-building standard. The Museumkwartier (around the Museumplein itself) is sometimes named separately but belongs to the same cluster when it comes to living. Loved by culture lovers who want everything within walking distance.
The streets directly on and behind the Vondelpark, including the Willemsparkbuurt on the northwest side. A mix of classic townhouses on the park side and smaller upper-floor houses in the side streets. A green lung on the doorstep and walking distance to the Leidseplein and P.C. Hooftstraat.
The youngest part of Oud-Zuid, developed around the Olympic Stadium. More bel-etages and upper-floor houses than town villas, and usually somewhat more accessibly priced. The Schinkelbuurt on the western edge is usually counted in. An interesting entry point for anyone who wants to be in Oud-Zuid but isn't ready for a town villa yet.
The prices per m² are averages based on NVM transactions; character and home type are our interpretation.
| Oud-Zuid | Grachtengordel | De Pijp | Rivierenbuurt | |
|---|---|---|---|---|
| Avg. price per m² | €11,800 | €10,600 | €10,800 | €9,400 |
| Character | Premium residential | Historic | Lively | Quiet, family-oriented |
| Typical home | Town villa / bel-etage | Canal house | Upper-floor apartment | Family home |
Indications based on NVM transactions. Actual prices vary by building and state of repair.
There is currently no property openly for sale in Oud-Zuid. Much of the premium supply in this neighborhood changes hands off-market through our Qualis network.
Ask about the off-market listingsPart of Oud-Zuid changes hands outside the open market. Town villas and bel-etages are passed on within networks: parents handing over to the next generation, buyers waiting specifically for the Apollolaan, and sellers who don't want a queue of viewings. We are part of Qualis: the closed network of Dutch premium agencies that share off-market listings among themselves, in both directions.
If you're looking specifically in the Apollobuurt or the Vondelparkbuurt, we circulate your search profile through the network and you hear as soon as something comes up, even if it never goes public. A sale can follow the same off-market route: not visible here, by appointment only.
Book a conversation about an off-market sale →The Rijksmuseum, Stedelijk and Van Gogh Museum on the Museumplein within walking distance. The Concertgebouw on the Boerenwetering with an international program. Galleries around the Spiegelgracht and P.C. Hooftstraat.
The Vondelpark as the green lung, with running routes, playgrounds and a yearly music program. The Amstelpark within cycling distance. Tennis and field hockey clubs around the Olympic Stadium.
The Vossius Gymnasium and Barlaeus Gymnasium within cycling distance; both are gymnasia, which require a pre-university (vwo) school recommendation. The Amsterdam International Community School and the British School within cycling distance. Private primary schools around the Vondelpark and Beethovenstraat.
Amsterdam Zuid station within cycling distance, with direct connections to Schiphol (8 minutes) and Amsterdam Centraal. The A10 ring road via the Stadionweg. Parking permits are available, but many residents arrange a fixed space in a nearby parking garage.
Drop by our office or book a quiet moment. We'd rather listen first before we talk about square meters.