Spacious and bright penthouse of approximately 154 m², located in Watergraafsmeer. This residence is accessible by elevator and features a spacious lobby and a well-maintained, generous entrance to the apartment. The interior is virtually barrier-free. The property comprises a living room, an open kitchen, three bedrooms, one bathroom, and the potential to easily add a second bathroom and a separate toilet. A spacious, south-facing Sun terrace approximately 46 m² offers additional living enjoyment.
Guided tour
Through the entrance, you enter a foyer that provides access to both the elevator and the stairwell, creating a neat and well-organized entryway. Upon entering the home, you are greeted by a spacious hallway, from which the living area is accessible through two doors.
The entryway serves as the central hub and provides access to the bathroom with a toilet, a separate guest bathroom, three bedrooms and home offices, and a practical utility room with connections for a washer and dryer. The interior of the home is virtually barrier-free, which enhances comfort and ease of use.
The living area is spacious and bright, comprising an open-concept layout of living room, dining area, and kitchen, with clear sightlines and a logical layout. Large windows create a strong connection to the outdoors and allow natural light to flood deep into the space. Access to the terraces is via wide doors, creating a direct and open connection to the outdoors.
The apartment features a lovely, sheltered, and spacious Roof terrace a view of the sports fields, Immediately to the living area and designed as an extension of the living space. On the park side, there is a second, spacious balcony, also accessible from the living area. In addition, there is a balcony on the street side with a view of the city; this balcony is part of the common areas. The southwest orientation ensures that you can fully enjoy the sun and light.
The bedrooms on the more secluded side of the house and offer flexibility in use. The master bedroom has direct access to one of the outdoor spaces. The centrally located bathroom is practically designed and fits well with the layout of the house.
The design is characterized by a clear layout, pleasant natural light, and a strong connection between the interior and exterior.
The outdoor space
The Roof terrace an important part of the home and is located Immediately the living area. The terrace spans the full width of the house and offers ample space for both a dining table and a seating area.
The overhang provides shelter and allows the terrace to be used even in less favorable weather. The glass balustrade keeps the view open and creates a transparent transition to the surroundings.
On the side is a second, more secluded outdoor space that is Immediately from the bedroom. This provides multiple places to sit outside, each with its own atmosphere.
Neighborhood Guide
Hertzstraat 38 is located in Amsterdam East, in the Watergraafsmeer neighborhood. This neighborhood is characterized by its quiet and spacious atmosphere, with plenty of greenery and a pleasant living environment. It offers a pleasant contrast to the hustle and bustle of the city center, while all amenities are easily accessible.
In the immediate vicinity, there are various shops, supermarkets, and restaurants to meet your daily needs. Park Frankendael is also nearby, a beloved spot for relaxation and recreation. The combination of tranquility, space, and the location in Amsterdam East makes this a wonderful place to live.
Details
• Living area approx. 154 m²
• Sun terrace 46 m²
• Homeowners’ association fees €325 per month
• Leasehold from the Local authority ; the current term until 2043 has been bought out. The perpetual portion has been secured.
• Application to convert to perpetual ground lease with AB 2016 has already been submitted; the ground rent has been fixed.
• Energy label A
• Double glazed
• Possibility to add a second bathroom (see alternative floor plan)
The Green Panorama
This home stands out for its clear layout, its strong connection to the outdoors, and its peaceful location surrounded by greenery. I like to call this apartment The Green Panorama, a name that Immediately the unobstructed views and the surrounding green setting. The apartment is on a single level and combines a logical layout with a spacious outdoor area that Immediately into the living space.
What Immediately upon entering is the abundance of light and the line of sight toward the terrace. The home is designed so that living and outdoor spaces flow seamlessly together, while the bedrooms offer tranquility and privacy.
The combination of a spacious living area, multiple bedrooms a generous Roof terrace this a comfortable and well-designed apartment, suitable for a variety of living needs.
Ronald van de Bijl | Real Estate Agent Broersma Wonen
Kees Kemp | Real estate agent Broersma Wonen
The building is part of a small-scale complex dating from the early 1990s, a period when architecture focused on light, space, and functionality. The urban design is spacious, featuring detached structures set in a green environment, ensuring that every home benefits from natural light and views.
The architecture exhibits characteristics of late modernism, with a functional and clear design. The facades are constructed of light-colored masonry and feature regularly spaced window openings. Balconies and terraces are incorporated into the facade as horizontal lines, lending structure to the building.
On the top floor, larger glass sections provide extra transparency and a direct connection to the surroundings. The combination of closed and open facade surfaces gives the building a clear structure and ensures a balanced appearance.
The living area is designed as a single continuous space where sitting, dining, and cooking are interconnected. The wide rear facade with large windows provides plenty of natural light and a direct connection to the terrace.
The sitting area is situated along the facade and oriented toward the view. Adjacent to it is the dining area, positioned centrally in the space and logically connected to the kitchen.
The kitchen is semi-open and functionally designed, with a curved layout that creates a natural partition without closing off the space. All amenities are within easy reach, and the kitchen benefits from natural light due to its location along the facade.
The layout is efficient and clear: from the entrance, you walk through the kitchen and dining area to the living room and the terrace. This makes the space pleasant for daily use. The location near greenery and water enhances the quality of the design. From the home, there are long sightlines without direct views into the house, which contributes to the tranquility and living comfort.
The living area is designed as a single open space where sitting, dining, and cooking flow seamlessly together. The wide rear facade with large windows provides plenty of natural light and a direct connection to the terrace.
The sitting area is situated along the facade and oriented toward the view. Adjacent to it is the dining area, positioned centrally in the space and logically connected to the kitchen.
The kitchen is semi-open and functionally designed, with a curved layout that creates a natural partition without closing off the space. This maintains contact with the other rooms while simultaneously creating a sense of calm during cooking. All amenities are within easy reach, and the kitchen benefits from natural light due to its location along the facade. Immediately is a practical storage room housing the central heating system, with ample space for storage and a large refrigerator and freezer.
The layout is efficient and clear: from the entrance, the space unfolds through the kitchen and dining area to the living room and terrace, creating a pleasant and logical living experience.
The master bedroom is spacious and features multiple windows, creating an even flow of natural light. This room provides access to the balcony. As indicated on the alternative floor plan, it is also possible to create an en suite bathroom here, Immediately the room Immediately to a private bathroom area. This allows the bedroom to be transformed into a more self-contained suite, offering additional comfort and privacy.
The second and third rooms are flexible in use and suitable as bedrooms, home offices, or guest rooms. The layout is efficient and provides space for closets and workspaces.
The bathroom is centrally located and practically designed with a walk-in shower and vanity unit. The finishes are neutral and low-maintenance.
The Roof terrace an integral part of the living experience and is directly connected to the living area. It spans the full width of the building and offers space for both a dining table and a seating area, designed for relaxed outdoor living with Location greenery and plants. The overhang provides shelter, making the terrace usable even in less favorable weather conditions. The glass balustrade ensures an unobstructed view of the surroundings, including the sports fields.
On the park side, there is a second, more secluded balcony, accessible from both the bedroom and the living room. This creates a layered outdoor experience with multiple places to relax, each with its own orientation and character.
Hertzstraat 38 is located in Amsterdam East, in the Watergraafsmeer neighborhood. This neighborhood is characterized by its quiet and spacious atmosphere, with plenty of greenery and a pleasant living environment. It offers a pleasant contrast to the hustle and bustle of the city center, while all amenities are easily accessible.
In the immediate vicinity, there are various shops, supermarkets, and restaurants to meet your daily needs. Park Frankendael is also nearby, a beloved spot for relaxation and recreation. The combination of tranquility, space, and the location in Amsterdam East makes this a wonderful place to live.
Accessibility
The property is easily accessible, both by car and by public transportation. The main roads leading to the A10 ring road are quickly reached, ensuring good connections to the rest of the city and beyond.
Public transportation is a short distance away, with various tram and bus connections to destinations including the city center and Amsterdam Zuid station. The property is also conveniently located for cycling to various parts of the city.
Parking is Available in the immediate vicinity Available residents and visitors.
Parking
Parking on public streets is available through a permit system (Oost-5a permit zone). With an Oost-5a parking permit, you may park in the Oost-5a zone. A resident parking permit costs €199.93 per 6 months. Currently, there is no waiting list for this permit zone. A second parking permit in this zone costs €499.81 per 6 months. (Source: Local authority , April 2026).
I’ve always loved being at 38 Hertzstraat. It was my parents’ home, and for a very long time afterward, it was mainly my mother’s home. For me, it’s a place where so many things came together: warmth, light, creativity, conviviality, and familiarity.
We cooked, ate together, and played endless games of Rummikub and shuffleboard. There were always games, conversations, and moments around the table. That gave the house a unique atmosphere: lively, warm, and naturally pleasant to be in. What I also loved was that this house gave my mother the space to let her creative side run free. She took painting classes and enjoyed creating her art at home. I thought it was special that she actually had the courage to hang her paintings. Her work was
framed beautifully and hung wonderfully on the wall, especially in that bright house. That gave the house even more character and personality. For me, that made it not only beautiful but also very dear to me. My favorite spots in the house are the living room and the balcony. The living room because of all the light, the large windows, and that constant view outside. It felt spacious and peaceful, truly a place where you love to be. I also loved the balcony. In the winter, with a view of the ice rink and the sun shining on it, it could almost give you that winter sports feeling. In the spring, you see the first signs of green and the fresh colors returning. And in the summer, there’s that lush greenery and that almost languid feeling of being outdoors. Enjoying a cozy meal outside on the terrace and stargazing in the evening! It was precisely that view that made every season special. Actually, I love the whole house. You can look outside from every side. It’s just high enough to see far into the distance, and that gives a sense of air and space. The spacious bedroom gave
a lot of peace and comfort. The study also had something very pleasant about it; fun and creative paintings were made there, and you could really feel that. For me, the house offered not only comfort but also inspiration. I would sometimes lose track of my husband. He’d be standing on the balcony at the back of the house, where the stairwell is. From there, he’d look out over the Watergraafsmeer toward the center of Amsterdam. No place to sit, but a nice spot to just stare off into the distance on the cool, shady side of the house where no one else goes. I was born and raised in Oost, so this neighborhood feels very familiar to me. The shopping center nearby is especially practical: it has everything. It’s also great that there are good shops there, like BBROOD and Erik’s Delicatessen. And Park Frankendael remains, of course, a major plus, with De Kas, Merkelbach at Huize Frankendael, and the Pure Markt on the last Sunday of the month. There’s always a cozy and relaxed atmosphere there. The city center is also easily accessible by public transportation. For me, Hertzstraat 38 is above all a very pleasant, bright, and comfortable home, full of warmth, creativity, and beautiful memories.
1098 LD Amsterdam
Badeta
Badeta is slowly but surely making a name for itself in the city, now with two locations. It started in De Pijp and now also has a branch in the Watergraafsmeer. The two founders have the mission to open a location in every district. This coffee roastery sells delicious coffee with its own blends and various homemade delicacies. Sustainable coffee is central, sourced from small-scale farmers with environmentally friendly farms and good working conditions.
1097 BS Amsterdam
Merkelbach Restaurant
Restaurant Merkelbach is located in one of the oldest mansions in the city, situated in Frankendael Park. The carefully cultivated vegetables come from the cold soil and many of the herbs come from the restaurant's own park. Owner Geert Burema is closely involved with Slow Food and the Slow Food Youth Network. He is co-initiator of the Slow Food chefs alliance in the Netherlands. The signature fish soup made from bycatch from De Goede Vissers (which you can visit every Saturday at the Noordermarkt) is not to be missed. Restaurant Merkelbach is named after the city architect Ben Merkelbach andis located in the coach house of the 18th-century Huize Frankendael.
1098 AE Amsterdam
Elsa's cafe
The well-known brown café on Middenweg opposite Park Frankendael has been a household name in Watergraafsmeer for decades. A real neighborhood café with good beer and satay and spare ribs on the menu. The beef sausage is a snack specialty at Elsa's. Fun fact: Elsa's stands for Elsa Maxwell, who was known in the 1920s, 30s, and 40s for the extravagant and lavish parties she organized. "The hostess with the mostest."
1097 DE Amsterdam
Restaurant de Kas (*)
Since 2001, De Kas has been growing around 300 varieties of vegetables, herbs, and fruit in its own gardens. Its motto is "harvested in the morning, on your plate in the afternoon." The gardens in Amsterdam and Beemster are the heart and soul of the restaurant and its menu. They dictate the seasons and surprise us time and time again. De Kas works with fixed menus. At lunch, you can choose between a 3- or 4-course menu, and for dinner, a 5- or 6-course menu. There is no à la carte, and the menu always features surprising, creative dishes prepared by chefs Wim de Beer and Jos Timmer. They now hold a 'normal' Michelin star and a green Michelin star.
1098 CE Amsterdam
Bar restaurant 1900
Bar restaurant 1900 is located in the heart of Watergraafsmeer, on the beautiful square by the fountain. From delicious sandwiches and good coffee to tasty evening meals and cold beer on tap, 1900 is a real neighborhood café where everyone always stops by. In the summer, they have a large terrace next to the fountain where children can play happily and cool off.
1098 CG Amsterdam
Olido
Since 2018, Enrico Cantelmi and Tommaso Morelli have been sharing their passion and love for Italian food. All ingredients are imported directly from Italy. From classic antipasti to authentic wood-fired Italian pizzas. Enjoy a homemade aperitivo on the sun-drenched terrace or end the evening with a typical Italian 'dolci', delicious tiramisu, sgroppino, or cheesecakes.
1098 HC Amsterdam
Mas Bakery
Owner Suzanne Corbeek was once a film producer, but her career took an unexpected turn with the arrival of Covid-19. She discovered her passion for baking and quickly became interested in making her own sourdough. Demand grew steadily, and her kitchen at home was soon transformed into a small bakery, with the whole family pitching in. In 2022, Suzanne opened Bakery Mas, in a corner building on Newtonstraat. Here, she not only sells her delicious organic sourdough bread, but also offers a range of sourdough toasts, focaccias, coffee, tea, and other beverages as lunch options.
1098 AB Amsterdam
Roof
Roef is located on the site of the former iconic Café Cliché and brings a new interpretation of neighborhood restaurant to Amsterdam-Oost under owner Eshwin Boetting. Boetting named his business after his grandfather Roelof and has built a cuisine around simple ingredients, local products, and a keen focus on flavor and balance. The menu combines Dutch and French influences.
1097 SC Amsterdam
The Lobby
The Lobby is part of Hotel V, a 4-star hotel in Amsterdam East, within walking distance of Amstel Station. In this eclectic restaurant, you can sit back and enjoy breakfast, lunch, dinner, or drinks throughout the day. The menu features many dishes with international influences. For breakfast, you can order delicious French toast, and for dinner, you can try dishes such as guinea fowl with parsnip ravioli or Jerusalem artichoke with goat cheese. The pleasant and welcoming atmosphere makes The Lobby feel almost like a living room; you'll want to stay here all day.
1093 NG Amsterdam
Blend Coffee & Wine
At Blend, they serve Italian coffee, wines from all over the world, and flavorful tapas, all in the beautiful Watergraafsmeer by the water, where the sun shines all day long. Blend is typically the kind of place where you can go from early morning until late at night. They say themselves that they embrace the Mediterranean, and that's exactly how it feels when you sit on the terrace in the sun, as if you're transported to the Mediterranean.
1097 AB Amsterdam
La Vallade
At La Vallade, you can imagine yourself in France for a moment, where the sun is shining and the food is delicious. This restaurant was founded in 1989, and since then its unique concept has been a hit with Amsterdam residents. Here you eat whatever is on the menu, with a different chef every day. The honest French countryside is served here in a charming setting. This somewhat hidden spot is beautiful inside and out. Highly recommended for lovers of a Burgundian dining experience.
1093 EP Amsterdam
Wakuli
Wakuli derives from the Swahili word 'wakulima', which means farmer. Here you will find high-quality coffee that has been sourced sustainably at affordable prices. They source their beans from small-scale farmers who produce green coffee and roast them in the best possible way for maximum flavor. You can get all the usual coffee varieties here, as well as delicious iced coffee and nitro cold brew. Last but not least, they have a number of sweet and savory treats Available, from empanadas to sandwiches and croissants.
1092 CP Amsterdam
The Cottage
Comfort is the keyword at The Cottage. In the cozy, old bar, you can enjoy breakfast, lunch, dinner, and all kinds of snacks. The Cottage is all about classic British comfort food, such as the classic English breakfast and sweet scones. They also offer a variety of coffee, cider, beer, and wines. On Sundays, they serve a real Sunday roast, including vegetarian options.
1092 HZ Amsterdam
Fuku Ramen
Fuku Ramen, the restaurant of ramen chef Jakub (formerly chef at restaurant De Kas), welcomes guests with its unique offerings. Jakub completed his training at the Miyajima Ramen School in Osaka. At Fuku Ramen, you can enjoy authentic ramen with homemade noodles or opt for a more extensive multi-course dinner. His wife, Aleksandra, is responsible for the delicious desserts and also offers tea, wine, or sake pairings. The concept of the Japanese restaurant Fuku Ramen is clear: from Thursday to Saturday, the five-course "chef's menu" (€75) is served, allowing guests to experience a culinary journey of discovery. Every Sunday, you can enjoy an extensive à la carte lunch all day long (12:00-18:30). Expect weekly changing ramen specials, izakaya-inspired dishes to share, juicy sake, and cocktails.
1092 EX Amsterdam
Rum Baba
Rum Baba is located on the corner of Pretoriusstraat in a beautiful building. You can come here for everything, but mainly for coffee. The colorful, hip interior is reflected in the house style of their products. The coffee beans are roasted on site and the cakes are also baked in-house. A perfect place for a long sit with coffee and cake.
1097 AH Amsterdam
The Gilded Unicorn
With the opening of De Vergulden Eenhoorn, a farm dating from 1702 that previously housed community centers and childcare facilities, the Ringdijk can now officially be called an idyllic attraction. The courtyard near the hay barn and the Garden surrounding property one large picnic area, with soft grass to lie down on, borders with flowers and herbs, large wooden tables between the trees, and romantic seating areas in the yard. Once inside, you could just as easily be sitting in an old farmhouse in the middle of nowhere. For an escape from the city atmosphere, the Vergulden Eenhoorn is the perfect place, with good food and a wide range of drinks.
1093 EL Amsterdam
Baking lab
At Baking Lab, they specialize in sourdough, but they also offer irresistible pastries such as canelé. In addition, they offer a fully vegetarian breakfast and lunch menu with numerous vegan options. The shop has a rustic look with a wooden interior. Upstairs, there is plenty of seating, suitable for working, and a few outdoor seats. Baking Lab regularly organizes workshops, such as one demonstrating how old bread can be recycled as an ingredient for new bread.
1092 GK Amsterdam
Susy's Café
Café Susy was founded by Kick van Doorn and Nicole Lieuw, who previously opened the successful Yusu and wanted to show their love for authentic flavors once again with Susy. The name playfully refers to Yusu, but the mission is serious: an all-day café with a menu that doesn't follow trends but remains faithful to traditional Brazilian-Surinamese dishes. The kitchen focuses on familiar flavors such as Surinamese chicken satay, bami with long beans, and escondidinho with chicken, cassava purée, and cheese from the oven. Despite the trendy interior with lots of steel and clean lines, the kitchen remains deliberately unpolished and pure. The atmosphere is lively and accessible, a place where you can just as easily drop in for coffee as for a hearty, home-cooked meal.
1095 KE Amsterdam
Distillery 't Nieuwe Diep
Distillery 't Nieuwe Diep is located in a beautiful, peaceful spot in Flevopark. When the weather is nice, you can sit on the terrace by the pond and listen to the sounds of ducks and other animals around you. They make around 100 products, including various genevers, liqueurs, and bitters, made from organic ingredients as much as possible. Take, for example, 'het groene juffertje in de plas' (the green lady in the pond) or a lemon jenever. In addition to spirits, they also serve other drinks and various snacks.
1097 GH Amsterdam
Thrift store 't Hartje
For all the secondhand items you can imagine. And perhaps even an item that suddenly turns out to be very valuable... 't Hartje has also grown into a service point for the Dynamo welfare organization and thus a social center. Creative local residents hold exhibitions, give workshops, and sell their work, from scarves to paintings.
Pure market
The name says it all: this market is all about pure, artisanal food. Every Sunday during the last month of the year in Frankendael Park, Amstelpark, or Beatrixpark. You can enjoy delicious freshly prepared meals or buy products to cook at home. The perfect way to spend your Sunday!
1097 CB Amsterdam
De Wit Butcher Shop
Slagerij de Wit has been a household name in Watergraafsmeer for over 35 years. As one of the few butchers in Amsterdam that slaughters its own meat, Slagerij de Wit is known for its quality, sausage-making, and culinary expertise. The meat is purchased Immediately the farmer, including local cows and Zuiderzee pigs. To ensure the quality of the products, an old-fashioned but sustainable way of working is maintained. Slagerij de Wit has been awarded for its ox sausage, which is a very tasty sandwich, but their homemade meatball sandwich is also highly recommended.
1092 CN Amsterdam
The Cottage Shop & Deli
Just a stone's throw from The Cottage, the delicatessen shop is open. Here they welcome you with coffee, scones, sandwiches and more homemade products. They currently offer four sandwich options, including one vegetarian. They also sell a few sweet treats, including irresistible mini ginger cookies and homemade jams.
1092 GT Amsterdam
Olives & More
The owners tasted delicious olives in many countries, but back in Amsterdam, they could hardly find them. That's why they now import directly from the farmer. It started with a few wooden barrels full of olives in a baker's cargo bike at a farmers market in Amsterdam. Olives & More now imports dozens of types of olives and olive oil from Italy, France, Spain, Greece and Portugal.
1093 KS Amsterdam
Framer Framed
The project Framed project started in 2009 with the aim of challenging the position of transcultural art in Dutch art institutions. This was done through a traveling program visiting Dutch museums, where critical exhibition analyses were organized. Today, they have a permanent exhibition space, where changing contemporary art exhibitions are shown in combination with an in-depth interdisciplinary public program consisting of artist talks, lectures, film screenings, and performances.
