Seller Dossier Review

Zilverlingstraat 27-IIAmsterdam

Moderate attention required

Two findings should shape your offer — the measured settlement and the VvE reserve fund. Both are manageable with the right conditions.

2

Red flags — act before offer

6

Attention points

11

Verified in order

16

Documents analysed

Review date

17 August 2026

Prepared by

Hendriks Housing

Zilverlingstraat 27-II, Amsterdam

Your review, introduced

Before you read on.

Jeroen Hendriks

Founder & Owner
Hendriks Housing

A personal note from your agent

You're looking at Zilverlingstraat 27-II — a 1928 apartment of 81 m² on Amsterdam municipal leasehold, offered at €585,000. Before you decide anything, we read the full seller package for you: sixteen documents, page by page.

Two matters deserve your attention before an offer: the building shows measured settlement without a foundation survey in the package, and the VvE's reserve fund does not cover the maintenance already planned. Neither has to end the purchase — but both change what a sensible offer looks like.

Take your time with the pages that follow. Every flag cites the exact document and page it came from, so you can verify everything we say. I'll walk you through the numbers whenever you're ready.

01

What we reviewed

Every document in the seller package, read in full and checked against each other.

02

What we found

The risks that matter, the points to clarify — and what speaks in this home's favour.

03

What it costs

One-off closing costs, fixed monthly charges and the follow-up costs we flagged.

04

How to proceed

A concrete offer strategy, with the conditions we advise you to attach.

Zilverlingstraat 27-II, Amsterdam

Overview

Executive summary.

Zilverlingstraat 27-II is, on the whole, a well-documented apartment with an active, professionally managed VvE — the roof was renewed in 2019 and the title is clean. Two findings should shape your offer: the front facade shows measured settlement of 3.1 mm per year without a foundation survey in the package, and the VvE reserve fund covers only a fraction of the maintenance already planned. Both call for conditions, not for walking away.

The three findings below are the headlines. The full detail — with source quotes and page references — follows in the sections after this page.

Foundation

Settlement measured, no survey supplied

Meetbouten show 3.1 mm/year on the front facade — above the attention threshold — and the package contains no funderingsonderzoek.

VvE — finances

Reserve fund below planned maintenance

€14,210 in reserve against €86,400 of maintenance scheduled in the MJOP through 2036. Your share of the gap is roughly €12,000.

Erfpacht

Canon revision approaching in 2031

The ground lease canon of €1,452/year is fixed until 1 July 2031; the municipal revision after that date may raise it.

2red flags to resolve before an offer

6attention points to clarify with the seller

11checks verified and in order

Zilverlingstraat 27-II, Amsterdam

Section 01 — Key risks

Act on these before an offer.

Two findings carry real financial weight. Each cites the exact document and page it was found on, with the original Dutch passage quoted in full.

Foundation

Measured settlement without a foundation survey

The meetbouten report records an average settlement of 3.1 mm per year on the front facade over 2016–2024, with a cumulative settlement of 24.8 mm — above the 2.0 mm/year attention threshold. The seller package contains no funderingsonderzoek, so the condition of the foundation itself is unverified. (cross-checked against the full package — no survey found in any document)

Next step: Commission an independent foundation survey (F3O standard, ± €1,500) before making an offer, or attach it as a resolutive condition. Ask the seller whether earlier surveys exist.

Meetboutenrapportp. 4

Gemiddelde zakkingssnelheid meetbout 27-B bedraagt 3,1 mm per jaar over de periode 2016–2024; cumulatieve zakking 24,8 mm.

VvE — Finances

Reserve fund does not cover the planned maintenance

The VvE reserve fund stands at €14,210, while the MJOP schedules €86,400 of maintenance in the period 2026–2036 — the 2019 roof renewal largely depleted the fund. With six members, your share of the shortfall is roughly €12,000 unless contributions are raised.

Next step: Request the minutes of the 2026 VvE meeting and any resolution on raising the monthly contribution before you bid.

VvE Jaarrekening 2025p. 7

Het saldo van het reservefonds per 31 december 2025 bedraagt € 14.210. Het meerjarenonderhoudsplan voorziet € 86.400 aan onderhoud in de periode 2026–2036.

Zilverlingstraat 27-II, Amsterdam

Section 02 — Attention points

Worth clarifying, not alarming.

Six points to raise with the seller or your adviser. None blocks a purchase on its own — together they inform your negotiation.

Erfpacht canon revision in 2031

The canon of €1,452 per year is fixed until 1 July 2031. The municipal revision after that date may raise the annual charge; budget for an increase.

Erfpachtaktep. 3

Splitsingsakte dates from 1974

The deed of division uses the outdated 1973 model splitsingsreglement. Modernising it requires unanimity within the VvE — check whether cost allocation still matches actual use.

Splitsingsaktep. 2

Asbestos cannot be excluded (built 1928)

The seller declares no known asbestos, but the building predates 1994 and no asbestos inventory is included. Relevant if you plan renovation work.

Vragenlijst deel 1p. 6

Measured area 5.3% below the advertised area

The NEN2580 report measures 81.0 m² of living area against 85.5 m² in the listing — a 5.3% deviation, above the 5% attention threshold. Price per m² calculations should use 81.0 m².

NEN2580 Meetrapportp. 2

Energy label D — boiler from 2011

The label is valid until 2030, but the central-heating boiler dates from 2011 and is approaching end of life. Replacement is scheduled in the MJOP for 2027.

Energielabelp. 1

MJOP last revised in 2022

The maintenance plan runs to 2036 but was last revised in 2022 — scheduled amounts are likely underestimated at current construction prices.

MJOPp. 1

Zilverlingstraat 27-II, Amsterdam

Section 03 — The opportunity

What speaks in this home's favour.

A review is not only about risk. These verified findings strengthen the case for this apartment — and explain part of what you saw in the previous sections.

Roof

The roof was fully renewed in 2019, with a 15-year guarantee.

Paid from the reserve fund — which is why that fund is low today. No major roof expenditure is scheduled within the MJOP horizon.

Title

The title is clean: no encumbrances beyond the registered leasehold.

The eigendomsbewijs and the kadastraal uittreksel agree on parcel, share and owner. No servitudes, options or attachments were found in any document.

VvE

The VvE is professionally managed and meets every year.

External administration, annual accounts filed on time for five consecutive years, and minutes that show decisions actually being carried out.

Zilverlingstraat 27-II, Amsterdam

Section 04 — Document scorecard

Every document, scored.

All sixteen documents in the package were read in full. Each is scored on what it revealed — not on how it looks.

EigendomsbewijsIn order

Kadastraal uittrekselIn order

SplitsingsakteAttention

SplitsingstekeningIn order

VvE Jaarrekening 2025Issue found

MJOP 2026–2036Attention

Notulen VvE 2025In order

ErfpachtakteAttention

MeetboutenrapportIssue found

NEN2580 MeetrapportAttention

EnergielabelAttention

Vragenlijst deel 1Attention

Vragenlijst deel 2In order

Lijst van zakenIn order

Bouwkundig rapportIn order

WOZ-beschikking 2026In order

In order nothing found that needs your attention Attention contains a point to clarify Issue found contains a red flag

Zilverlingstraat 27-II, Amsterdam

Section 05 — The investment

What it takes to close.

One-off costs to complete the purchase at the asking price, before any negotiation.

€ 602,555

estimated total to complete at asking price

WOZ value 2026: € 498,000 · Price per m² (NEN2580): € 7,222

Asking price€ 585,000

Transfer tax (2%)€ 11,700

Notary — deed & registration€ 2,150

Valuation report€ 675

Mortgage advice & arrangement€ 2,450

Bank guarantee€ 580

Total to complete€ 602,555

Amounts are indicative and based on the documents supplied and current market rates. Transfer tax assumes the property will not be your primary residence exemption case; your notary confirms the final completion statement.

Zilverlingstraat 27-II, Amsterdam

Section 06 — Cost to own

What it costs to live here.

The fixed monthly charges that come with this apartment, and the follow-up costs identified by the findings in this review.

Fixed monthly charges

VvE service costs€ 187

Erfpacht canon (€ 1,452 / year)€ 121

OZB & water authority charges€ 64

Fixed monthly total (excl. mortgage)€ 372

Identified follow-up costs

€ 19,050

indicative total of follow-up costs flagged in this review

Foundation survey (F3O standard)€ 1,500

VvE reserve shortfall — your 1/6th share€ 12,000

Asbestos inventory (before renovation)€ 650

Boiler replacement — MJOP 2027€ 2,900

Exterior paintwork share — MJOP 2028€ 2,000

These are indicative amounts, drawn from the documents and the thresholds in this review — not quotations. Use them to size your offer and your conditions; your Hendriks Housing agent will help you weigh each one.

Zilverlingstraat 27-II, Amsterdam

Section 07 — Completeness

What we received — and what's missing.

The package was checked against the required-document list for this property: an apartment with a VvE, on municipal leasehold, in Amsterdam.

14 of 16 required documents are present.

Eigendomsbewijs Kadastraal uittreksel Splitsingsakte Splitsingstekening VvE jaarrekening MJOP Notulen VvE Erfpachtakte Meetboutenrapport NEN2580 meetrapport Energielabel Vragenlijst deel 1 Vragenlijst deel 2 Lijst van zaken Funderingsonderzoek Bodeminformatie

Present Missing request from the seller before an offer

How this review was made

Every document was read in full by AI, checked against deterministic rules and cross-referenced against the rest of the package. Every quote was verified against its source page. A Hendriks Housing agent then reviewed each finding and signed off this report before it reached you — the AI flags, your agent decides.

Documents are classified by their content, not their filename. Findings below the confidence threshold are dropped rather than shown. The two missing documents above are the direct source of the foundation red flag on page 04.

Zilverlingstraat 27-II, Amsterdam

Section 08 — Purchase strategy

How to proceed.

The findings support proceeding — with conditions. Nothing in this package points to a hidden defect that should end your interest; two findings point to costs that belong in your offer, not after it.

Before or alongside your offer, we advise you to raise these four points:

Attach an independent foundation survey (F3O) as a resolutive condition, or agree with the seller that one is carried out before the deed passes.

Ask for the 2026 VvE meeting minutes and any resolution on raising contributions — and price your 1/6th share of the reserve shortfall (± €12,000) into the offer.

Budget for the erfpacht canon revision from July 2031; ask the municipality for an indicative revision estimate.

If you plan renovation, commission an asbestos inventory before signing the contractor.

The goal is not to win every point — it is to make sure the price you pay reflects what the documents actually say.

Sizing the offer

At the asking price of €585,000 the price per measured m² is €7,222 — in line with the street's recent sales, but those sales did not carry an unresolved foundation question.

A reasoned opening in the €560,000–€570,000 range, explicitly referencing the reserve shortfall and the survey condition, keeps you credible while pricing in the flagged follow-up costs of ±€19,000.

If the survey comes back clean and the VvE resolves the contribution increase, moving towards asking is defensible — the underlying apartment documents well.

Zilverlingstraat 27-II, Amsterdam

Section 08 — Purchase strategy, continued

What each offer means monthly.

Indicative monthly payments per offer level, assuming a 30-year annuity mortgage at 4.1% with full financing. Your mortgage adviser confirms the exact figures.

OfferIndicative monthly payment

€ 560,000€ 2,706 / month

€ 570,000€ 2,754 / month

€ 585,000€ 2,827 / month

€ 600,000€ 2,899 / month

Excludes the fixed monthly charges of €372 (VvE, canon, OZB & water) on page 09, and excludes any interest-deduction benefit.

Rates move; treat these as orientation, not as an offer of credit.

This report was generated by Dossi and reviewed, verified and signed off by Jeroen Hendriks of Hendriks Housing before release. The AI reads and flags — a Hendriks Housing agent always makes the final judgement.