Dulcie Septemberpad 18 1093 NK Amsterdam

Lovely family home of approx. 103 m² (+ 5m2 extra for the third bedroom) with three bedrooms, a sunny and sheltered garden, and a optional private parking space, located in the Watergraafsmeer.

The property features a fantastic garden room that seamlessly connects to the garden, creating a wonderful flow between indoor and outdoor living. This family home is situated in the modern and highly desirable Oostpoort area in the Watergraafsmeer. Built in 2017, the house is in excellent condition. It has an energy label A and is well insulated. The home includes a significant amount of custom-built cabinetry, including wardrobes, kitchen, bathroom fittings, and loft beds in the children’s rooms, all of very high quality. A move-in-ready home that has been designed and finished with great care and attention. The secured parking space is offered in combination with the house for €35,000 costs for the buyer (k.k.).

THE OWNERS
How wonderful and family-friendly can living in the heart of Amsterdam be? Oostpoort is an oasis of calm within the established neighborhoods of Watergraafsmeer, Amsterdam East, and the Indische Buurt. It truly feels like a cozy village within the city. Everything is just around the corner: charming cafés, restaurants, parks, public transport, and sports clubs (skating, hockey, tennis, football, and more).

We do most things on foot: going to daycare, primary school, or after-school care. The children play together in large groups on the quiet streets and small squares drawing with chalk, rollerblading, cycling, and playing football on the Cruyff Court. We are also fortunate to have wonderful neighbors and an active community: winter Christmas drinks on the street and the annual neighborhood day in September to spruce up the courtyard together.

As our children grow older, we are entering a new phase in life. With both a tear and a smile, we will say goodbye to our lovely home.
LAYOUT
Entering through the front door on this charming street, you step into the hallway. The impressive ceiling height of the home immediately stands out. The entire property features high-quality glazing and a modern poured floor with underfloor heating.

The hallway has a playful finish and, through a stylish steel sliding door with glass, you enter the open-plan kitchen and living room.

The kitchen is a custom-made open kitchen with a Himacs worktop. In the middle of the kitchen there is a playful small staircase that leads to the storage cupboard behind it, finished with steel doors and textured glass. It also invites you to sit down with a drink while someone else is cooking. Beneath the stairs there is convenient storage space for items such as shopping bags or a vacuum cleaner.

The kitchen also features extensive built-in appliances, including an induction cooktop with integrated extractor (Novi One), a large steam oven, a dishwasher with digital timer, and a fridge with freezer (all Siemens).
Opposite the kitchen there is space for a large dining table and a built-in bench with convenient storage underneath an ideal spot for long dinners with family and friends.

Adjoining the dining area is the living room. In 2023, a large glass garden room was added, featuring a pink terrazzo floor. The storage room behind it has been fully insulated and transformed into a cozy children’s bedroom, complete with a custom-made loft bed and practical shelving for books and toys.

The garden room opens onto the private garden through four fully folding accordion doors. The garden is paved with large flagstone tiles and includes a wooden terrace with space for seating and fixed planting beds. There is also a wooden pergola where a swing or gym rings can be hung.

In the corner is a spacious shed for storing garden furniture, tools, and children’s toys. Since there are no direct neighbors overlooking the garden, it is an exceptionally peaceful and private place. On sunny days the folding doors allow the garden to become a natural extension of the garden room.

On the other side of the garden room there is a back entrance leading to the secured communal courtyard, where the private parking space is located.

Back inside the home, a steel pivot door with glass leads to the sleeping area. The hallway features extensive custom-built cabinets, and all doors are extra-high with elegant fittings.

The main bedroom is a spacious and comfortable room with a large built-in wardrobe. Large sliding doors provide direct access to the garden, allowing you to wake up each morning with a wonderful sense of light and space.

The bathroom includes underfloor heating, a towel radiator, a double washbasin vanity with wall-mounted taps, a large illuminated mirror, and a walk-in shower with rain shower and handheld shower.

Next to the bathroom is a separate toilet with a custom-made washbasin and storage cabinet for toiletries.
The internal storage room provides space for the washing machine, dryer, the central heating system, and additional storage.

Finally, at the front of the house there is another children’s bedroom with large windows and a custom-made loft bed with built-in cupboards and a charming staircase an ideal space for sleeping, playing, and doing homework.

LOCATION AND ACCESSIBILITY
Living on Dulcie Septemberpad means living in the heart of the lively Oostpoort district in Watergraafsmeer. This modern, low-traffic residential and shopping area offers everything within walking distance from supermarkets and specialty shops to cozy cafés and restaurants.

Muiderpoort Station is just a five-minute walk away, and bus and tram connections provide quick access to the rest of the city. By car, you can reach the A10 Ring Road within minutes via the Middenweg.
For relaxation and greenery, you are close to Park Frankendael, Flevopark, and Oosterpark, allowing you to enjoy both nature and city life. It is the perfect combination of urban living with peace and greenery close at hand.

GROUND LEASE
The property stands on leasehold land owned by the Municipality of Amsterdam. The annual ground rent (canon) for 2026 is €4,316.23, which is tax-deductible and indexed annually.
The seller has already switched to perpetual leasehold under the most favorable conditions. From 01-08-2066, the annual canon will be €1,226.60.

HOMEOWNERS ASSOCIATION (VvE)
The homeowners association is professionally managed by Munnik V.V.E. Beheer B.V.
Monthly contribution:
€78.66 for the house
€17.92 for the parking space
The VvE maintains financial administration, a budget, annual accounts, and a long-term maintenance plan.

HIGHLIGHTS
• Living area approx. 103 m²
• The property has three bedrooms
• Extensive custom-built features
• Built in 2017
• Extension added in 2023
• Energy label A
• Parking space offered separately for €35,000 k.k. in combination with the house
• Quiet, low-traffic street – very child-friendly
• Underfloor heating throughout the home
• Poured floor throughout
• Active VvE with professional management
• Delivery in consultation, preferred July 2026
• Buyer chooses the notary, provided that the purchase agreement is drawn up by the notary according to the Ring Amsterdam model

This project information has been compiled with the utmost care. However, no liability is accepted for any inaccuracies, omissions, or consequences thereof. All stated sizes and surfaces are indicative. Buyers have the opportunity to verify the measurements themselves. Should they choose not to do so, they indemnify SEM Makelaars B.V. and the sellers of the property from any liability. Buyers have their own duty to investigate all matters relevant to them. With regard to this property, the broker represents the seller. The NVM conditions apply.

***This property is listed by a MVA Certified Expat Broker.***