Over Jan van Eijckstraat 22H, Amsterdam

Tucked away on the wide, tree-lined Jan van Eijckstraat, in the heart of the beloved Amsterdam Zuid neighborhood, lies a split-level ground-floor apartment that combines classic charm with a modern touch. The home is part of a striking building block in the Amsterdam School style—recognizable by its expressive brickwork, robust entrance portals, and asymmetrical windows.
The three-unit building was designed in 1926 by the architectural firm Gulden & Geldmaker, entirely in the Amsterdam School style. The client was N.V. Adriana Catharina III. Gulden & Geldmaker was one of the leading firms involved in several designs in the Beethovenbuurt at the time.
Behind this façade lies a surprisingly contemporary interior, fully renovated around 2007 under the direction of architect Aletta van Manen of Keek Architectenaltelier. The renovation has refined the home down to the last detail: for example, composite walls and floors have been installed from floor to ceiling in all Bathrooms, creating a seamless and minimalist look. The casement windows and exterior doors have been completely replaced and fitted with insulated glass, enhancing both comfort and energy efficiency. The result is a design that still captures the imagination and is therefore timeless for those seeking modern living.
Light and views play a central role in the design: the interplay of lines in the core, featuring a loft and open staircase, where the extra height in the kitchen-dining area provides space and light, while the bedrooms remain intimate and cozy.

The owners based the renovation of the house on the idea of cooking and dining together with family and friends. This is Immediately in the open-concept kitchen, the outdoor kitchen, and the bar on the split-level ground floor. The open-concept kitchen has become the absolute heart of the home. This space is located on the garden side, in the part of the house with extra-high ceilings and plenty of natural light. As soon as you walk in, you’re naturally drawn to it. The large dining table and the spacious kitchen island Immediately to pull up a chair. The kitchen is designed for the cooking enthusiast: a place where you can cook extensively while staying connected with family and friends. The kitchen is equipped with Miele appliances, a double refrigerator, a wine cooler, warming drawers, a large freezer, and a Quooker. The gas fireplace also adds extra ambiance and warmth. Thanks to the high ceilings and large glass front, the space feels light and airy, with playful sightlines to the living area and beautiful natural light streaming in from the street side. Enjoyment is also central outdoors. The covered outdoor kitchen with a fireplace is perfect for cooking and barbecuing. The living area is connected to the kitchen via an internal staircase and is slightly elevated above street level. This makes the space feel both connected and separate. The cozy fireplace makes it a lovely spot to gather, while also offering a beautiful view of the kitchen. A second space is also connected to the house via the open staircase and loft. This floor is currently used as a media room but would also serve perfectly as a chill-out space for children. Adjacent to this is the home bar: originally conceived as a playful idea, but ultimately evolving into a spot that was surprisingly frequently used for cozy evenings with friends and family.

With a total of 5 bedrooms, 2 Bathrooms a sauna, this home is perfect for a family that appreciates extra space. In addition to these rooms, there is also a large additional storage room, a laundry room, and plenty of closet space.
The master bedroom features an en-suite walk-in closet and a lovely bathroom. The bathroom is finished in part with polished concrete and beautiful, timeless tiles. It features underfloor heating, a walk-in shower, a double shower so you can shower with your partner or the children, a bathtub, and a double sink. Warm details have been added with mirrors and oak shelves.
The four children’s rooms are playfully arranged and interconnected; the children have fond memories of this space. Additionally, there is a second bathroom Available for the children, which features its own shower and sink.
The sauna, which is part of this bathroom, offers extra luxury and comfort.

The residents have always thoroughly enjoyed the approximately 119-square-meter garden and truly viewed it as an extension of their home. Thanks to the various seating areas, the charming canopy, and the beautiful greenery, there was plenty of opportunity to enjoy the outdoors. Especially on summer evenings, this was a popular spot for dining, barbecuing, and having drinks with friends and family. The outdoor fireplace made it even more inviting to stay outside late into the night.
The garden is sheltered yet receives plenty of sun. From the kitchen, you step right outside through the French doors, allowing the indoors and outdoors to blend seamlessly. As a result, the garden is used extensively as an extra living space in all seasons.

Neighborhood Guide To this day, residents of the Beethovenbuurt neighborhood continue to enjoy the urban architectural legacy that architect Berlage left on the neighborhood in the last century. His design included avenues, green spaces, and a variety of buildings. From villas and apartment blocks to townhouses: characteristic of this 1930s neighborhood, which is almost entirely surrounded by water, are the spacious residences the Amsterdam School style. The facade stones and bridge sculptures by Hildo Krop, who was awarded the honorary title of City Sculptor of Amsterdam, also lend the neighborhood its distinctive character.
In Beethovenstraat and the shops on Cornelis Schuytstraat, the coffee bars, various lunch spots, and restaurants have given the neighborhood a young and dynamic character. In addition, this street offers a high-quality selection of shops, from Patisserie et Claire, Centrale Fish Market, and Hergo Butcher Shop to B.J. de Logie Wine Shop. On Olympiaplein, you’ll find Le Fournil Bakery, Fromagerie L’Amuse, and, more recently, Coffee District. Zikking Butcher Shop is located on Marathonweg, just a five-minute walk away. On Fridays, there is a sophisticated organic market on Minervaplein. The wide avenues and greenery of Beatrixpark, with its modern sculptures and old trees, create a sense of space and are ideal for exercise and relaxation. The neighborhood is known for its excellent elementary and secondary schools, as well as its convenient location near the Ring Road and Amsterdam Zuid station.

Accessibility
The apartment is easily accessible by both public transport and car. The Gerrit van der Veenstraat stop connects to De Jordaan and Amstelveen Stadshart with tram 5 and to Central Station and VUmc with tram 24. Amsterdam Zuid Station is approximately a 5-minute bike ride away and offers various connections to train and regional transport.
The A10 ring road can be reached within 10 minutes via exits 8 and 9. Schiphol Airport is approximately a 20-minute drive from the apartment. Due to its central location, a bicycle is also a good means of transport for getting around the city.

Parking Two permits! Parking is available through a permit system on public roads; the permit zone is Zuid 2.2. With a Zuid 2.2 parking permit, you may park in Zuid-1, Zuid-2, and Zuid-8. A resident parking permit costs €199.93 per 6 months. The first permit period may be shorter or longer than 6 months. The cost may therefore vary. There is currently no waiting list for your permit zone. Source: Local authority , May 2026).

We first walked into this house 26 years ago and knew right away: this is where we want to live. Not just because of the space or the location, but mainly because of the feeling the house gave us. A house that was meant to be lived in. Sixteen years ago, we worked with an architect to renovate it into the family home it is today: a house with different spaces for different moments, yet always connected.

The kitchen-diner became the heart of our daily life. That’s where the day began, and often where it ended as well. We cooked, worked, did homework, and chatted endlessly there. At the same time, the house offered everyone the space to retreat for a moment. Reading by the fireplace in the living room, watching a movie in the media room, or quietly finding one’s own spot upstairs—it all coexisted harmoniously. We also spent a lot of time outdoors. In the garden, we found peace and privacy, and in “the cabin,” we spent long summer evenings eating, barbecuing, and entertaining friends. Our home has always been open to family, friends, and especially our children’s friends.

Jan van Eijckstraat has always felt like a village in the middle of the city to us. It’s a quiet street, with the liveliness of Beethovenstraat just around the corner. Our children went to school here, grew up here, and could go anywhere on their own. Everything is close by, but perhaps even more importantly: people know each other here. A quick trip to the store often ended with a chat on the street.

Now that our children have left home, it feels like the right time to take the next step. What we’ll miss most is the unique layout of the house—the open feel, the light, and the way everyone found their own space here, even though we were always together. We hope to carry that feeling with us, wherever we go.