Adelaarstraat 92
Vogelenbuurt, Utrecht
AreaA pre-war apartment in the Vogelenbuurt
This ground-floor apartment on Adelaarstraat sits in the Vogelenbuurt, a pre-war neighbourhood in Utrecht's Noordoost district. Built in 1903, it is a piece of the area's original housing stock, where every home dates from before 1945. With an asking price of €625,000, the price is in line with the market, compared against the neighbourhood average asking price of €598,412. For context, apartments in Utrecht give a sense of what this price buys across the city.
The home itself
The apartment spans two floors and includes four rooms, three bedrooms and one bathroom. It is located on the ground floor and has a garden at the rear of 37 m² facing northwest, plus a balcony. The home is offered with full ownership and comes with double glazing and a central heating boiler. The HOA fee is €196 per month. There is a discrepancy in the living area: the BAG registration records 120 m², while the agent lists 107 m².
Life in the Vogelenbuurt
Residents of the district give it an average score of 6.79, based on seven reviews. One resident describes it as "a very nice place to grow up," noting that living close to Griftpark was great fun and that neighbourhood parties bring people together. Another resident, however, is sharply critical, mentioning poorly maintained streets, litter and student nuisance. The district has around 3,990 inhabitants, with a high share of single-person households. The Vogelenbuurt neighbourhood has its own character within this picture.
Amenities and transport
Daily errands are well covered. Jumbo is just around the corner, with Albert Heijn a couple of streets away. Openbare Basisschool De Koekoek is on your doorstep, and Basisschool Dr. Bosschool is a couple of streets away. Huisartsen Binnenstad is a five-minute walk, and Van den Bergh's Apotheek Utrecht is just around the corner. Bus line 1 stops at Utrecht, Willem van Noortstraat on your doorstep, and Utrecht Overvecht station is a ten-minute walk. The municipality of Utrecht surrounds all of this.
WOZ and address data
The WOZ value is €727,000 as of the reference date 1 January 2025. The asking price lies 14% below the WOZ value. Between 2020 and 2025 the WOZ value rose by 54%, from €472,000 to €727,000. As for address-level risk data, these are area-level indications rather than an inspection of this home. Road traffic noise is measured at 69 dB Lden, above the noise standard. The foundation risk indication is elevated, with 6% of properties in this postcode area showing an elevated pile-rot risk. Pluvial flooding at heavy rain is medium, and heat stress is medium.
Source
At the time of writing the home is offered via multiple channels, including Stap Makelaars.
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About Adelaarstraat 92, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €625,000 is 14% below the WOZ value of €727,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025 the WOZ value rose by 54%, from €472,000 to €727,000. The price per m² is €5,841, based on the agent's listed living area.
What is the layout of this apartment?
The apartment has four rooms, three bedrooms and one bathroom, spread over two floors. It is on the ground floor and includes a rear garden of 37 m² facing northwest, plus a balcony. The home has double glazing and a central heating boiler. The HOA fee is €196 per month. The living area is recorded as 120 m² in the BAG registration, while the agent lists 107 m².
What is the energy label and what does it mean for costs?
The energy label is D. This is a mid-range label, so energy costs will be moderate compared to the most efficient homes, but lower than the least efficient ones. The home has double glazing, which helps with heat retention. The home was built in 1903, which is typical for this pre-war neighbourhood.
What is the foundation risk for this address?
The foundation risk indication for this address is elevated. This is an area-level indication based on public data, not an inspection of this specific home. The home was built before 1970, in 1903, and in this postcode area 6% of properties have an elevated pile-rot risk according to the Klimaateffectatlas. This is a general indication for the area.
What amenities are within walking distance?
Jumbo supermarket is just around the corner, and Albert Heijn is a couple of streets away. Openbare Basisschool De Koekoek is on your doorstep, with Basisschool Dr. Bosschool a couple of streets away. Huisartsen Binnenstad is a five-minute walk, and Van den Bergh's Apotheek Utrecht is just around the corner. Bus line 1 stops at Utrecht, Willem van Noortstraat on your doorstep.
How do residents rate the district?
Residents of the district give it an average score of 6.79, based on seven reviews. One resident says it is "a very nice place to grow up," mentioning Griftpark and neighbourhood parties. Another resident is critical, citing poorly maintained streets, litter and student nuisance. These reviews describe the wider district, not specifically the Vogelenbuurt.
What is the noise situation at this address?
Road traffic noise at this address is measured at 69 dB Lden, which is above the noise standard. Railway noise is 35 dB Lden and aircraft noise is 40 dB Lden, both below the standard. These are area-level indications from public data, not measurements taken at the property itself.
How many homes are for sale in the neighbourhood?
There are currently 17 homes for sale in the Vogelenbuurt. The average asking price is €598,412, with a median of €575,000. Prices range from €299,000 to €969,000. The average asking price per m² is €7,112, and the average living area is 89 m². In the past period, 101 homes were sold at an average price of €584,644.
