Adelaarstraat 96
Vogelenbuurt, Utrecht
AreaA pre-war apartment in the Vogelenbuurt
This ground-floor apartment sits in the Vogelenbuurt, a pre-war neighbourhood in the Noordoost district of Utrecht. Built in 1903, it is part of a street scene that is entirely made up of homes from before 1945. The asking price of €595,000 is on the high side compared with the average for apartments in Utrecht, which comes in at around €598,000 for a typical home in this part of the city.
The home itself
According to the agent, the apartment has three rooms, including two bedrooms and one bathroom, spread over two floors. The living area is listed at 96 m² by the agent, while the BAG registration records 90 m². The home has a garden at the rear facing northwest, plus a balcony. It is fully owned, has double glazing and a central heating boiler. A homeowners' association fee of €100 per month applies.
Life in the Vogelenbuurt
Residents of the wider district give their living environment an average score of 6.79, based on seven reviews. One resident says: "A very nice place to grow up. Living so close to Griftpark was great fun to grow up in, and there are also often neighbourhood parties that make it all a lot closer." Another describes it as a "Village in the City": "When I come to Voordorp, it really feels like a village. People look at you, say hello, children play in the street, and there's a lot of greenery." A third review is far more critical, mentioning poorly maintained streets, rubbish and student nuisance. The neighbourhood has around 4,060 inhabitants, and a large share of households are single-person. For more context, you can read about the Vogelenbuurt neighbourhood.
Amenities and transport
Daily errands are easily done on foot. A Jumbo supermarket is just around the corner, with an Albert Heijn a couple of streets away. Openbare Basisschool De Koekoek is on your doorstep, and Basisschool Dr. Bosschool is a five-minute walk. The GP practice 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 line 3 at Utrecht, Draaiweg a couple of streets away. Utrecht Overvecht station is a ten-minute walk. The municipality of Utrecht is the wider area in which this home sits, and you can find more about it via the municipality of Utrecht.
WOZ and address data
The WOZ value for this home was set at €570,000 on 1 January 2025. The asking price is 4% above that value. Between 2020 and 2025, the WOZ value rose by 29%, from €441,000 to €570,000. As for the address, the noise level from road traffic is 68 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication for this area is elevated, with 6% of properties in the postcode area having an increased risk of pile rot, according to the Klimaateffectatlas. The pluvial flooding indication is medium, and the flood risk is low. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including BURGERSDIJK 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 96, Utrecht
How does the asking price compare to the WOZ value?
The WOZ value was set at €570,000 on 1 January 2025. The asking price of €595,000 is 4% above that value. Between 2020 and 2025, the WOZ value rose by 29%, from €441,000 to €570,000. The WOZ is the municipal valuation, not the current market value.
What is the layout of this apartment?
According to the agent, the apartment has three rooms, including two bedrooms and one bathroom, spread over two floors. The living area is listed at 96 m² by the agent, while the BAG registration records 90 m². The home has a garden at the rear facing northwest, plus a balcony.
What is the energy label and what does it mean for costs?
The energy label is D. This is not the most efficient label, so expect moderate energy costs. The home has double glazing according to the agent. The label itself does not say anything about the structural condition of the building.
What is the foundation risk for this address?
The foundation risk indication for this area is elevated. According to the Klimaateffectatlas, 6% of properties in this postcode area have an increased risk of pile rot. The home was built in 1903, before 1970. This is an area-level indication, not an inspection of this specific home.
What are the noise levels around this home?
The noise level from road traffic is 68 dB Lden, which is above the noise standard. Railway noise is 35 dB Lden and aircraft noise is 40 dB Lden, both below their respective standards. These are area-level indications based on public data.
What supermarkets are nearby?
A Jumbo supermarket is just around the corner at about 268 metres. An Albert Heijn is a couple of streets away at about 398 metres, and another Albert Heijn is at about 483 metres. In total, there are 69 supermarkets within 5 kilometres.
Which schools are close to this home?
Openbare Basisschool De Koekoek is on your doorstep at about 93 metres. Basisschool Dr. Bosschool is a five-minute walk at about 368 metres. There are also several other primary schools within a short distance, and a secondary school at about 669 metres.
What public transport options are available?
Bus line 1 stops at Utrecht, Willem van Noortstraat on your doorstep at about 36 metres. Bus line 1 also stops at Utrecht, Adelaarstraat at about 209 metres, and bus line 3 at Utrecht, Draaiweg at about 322 metres. Utrecht Overvecht station is at about 1,257 metres.
How do residents rate living in this area?
Residents of the wider district give an average score of 6.79, based on seven reviews. One resident says it is "A very nice place to grow up", while another describes it as a "Village in the City". A third review is critical, mentioning poorly maintained streets and student nuisance. These reviews describe the district, not specifically the Vogelenbuurt.
What is the homeowners' association fee?
The homeowners' association fee is €100 per month. This is stated in the listing. The home is fully owned, meaning there is no leasehold.
