A ground-floor apartment on a quiet street
This ground-floor apartment sits on a quiet road in a residential area of Buiten Wittevrouwen, a neighbourhood in the Oost district of Utrecht. The area has a lively mix of residents, from families to students and expats, and a resident describes it as a peaceful neighbourhood within walking distance of the city. The asking price is €625,000. For context, the average asking price for homes in the neighbourhood is €638,053, and the average for apartments in Utrecht is not stated here.
The home itself
The apartment has four rooms, including two bedrooms and one bathroom, spread over two floors. It is located on the ground floor and has a garden at the rear of 13 m² facing southeast, plus a balcony. The home is fully owned and has a service charge of €128 per month. According to the agent, the insulation includes roof insulation, double glazing and HR+ glass, and the heating is provided by a combi boiler. The living area is listed as 103 m² by the agent, while the BAG registration records 95 m².
Buiten Wittevrouwen
Residents of the district give it an average score of 7.71 out of 10, based on 13 reviews. One resident says: "The neighborhood is considered safe, has an active and engaged community, and is well maintained." Another notes: "It's a good neighbourhood but a lot could also be better in terms of cleanliness, parking, safety." The district includes green spaces such as Wilhelminapark and Oosterspoorbaan, and a range of shops. The neighbourhood itself has 4,735 inhabitants, with a high share of single-person households at 71%. For more on the area, see the Buiten Wittevrouwen neighbourhood.
Amenities and transport
Daily errands are easy from here. Albert Heijn is just around the corner, with Jumbo a couple of streets away, and Ekoplaza also nearby. For primary education, KBS Montessori Buiten Wittevrouwen is on your doorstep, and Openbare Jenaplanschool Wittevrouwen is just around the corner. The nearest GP is Huisartsenpraktijken Biltstraat, Praktijk Barels, and the pharmacy Service Apotheek Koert Biltstraat is. The bus stop Utrecht, Wittevrouwen is just around the corner, with lines 18, 27, 28, 73, 74, 77, N1, N2, N4, N5, N6, N7, N8, N9, 350, N41 and N50. Utrecht Maliebaan train station is a ten-minute walk away. The municipality of Utrecht offers a wide range of amenities and services, as described on the municipality of Utrecht.
WOZ and address data
The WOZ value of the home is €711,000, based on the reference date 1 January 2025. The asking price is 12% below this WOZ value, according to the precomputed comparison. Between 2020 and 2025, the WOZ value rose by 70%, from €418,000 to €711,000. As for address-level risks, the noise from road traffic is 51 dB Lden, which is above the noise standard, while rail and aircraft noise are below the standard. The foundation risk indication is elevated, and the pluvial flooding risk is medium, with an elevated flood risk currently and low by 2050. 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 Quist Makelaardij and other platforms.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 Adriaanstraat 45, Utrecht
What is the asking price for this apartment?
The asking price is €625,000. The average asking price for homes in the neighbourhood is €638,053, but no comparison with this specific price has been precomputed. The price per square metre, based on the agent's listed living area of 103 m², is €6,068.
What is the layout of this apartment?
The apartment has four rooms, including two bedrooms and one bathroom, spread over two floors. It is on the ground floor and has a rear garden of 13 m² facing southeast, plus a balcony. The living area is listed as 103 m² by the agent, while the BAG registration records 95 m². The home is fully owned, with a service charge of €128 per month.
What is the energy label and what does it mean for costs?
The energy label is B, which is an efficient label. This means the home is relatively energy-efficient, so you can expect lower energy costs compared to less efficient labels. The agent also states that the home has roof insulation, double glazing and HR+ glass, which contribute to its efficiency. However, the label itself does not guarantee specific savings.
What is the foundation risk for this home?
The foundation risk indication for this address is elevated, according to public risk data. This is an area-level indication, not an inspection of this specific home. The home was built in 1920, and in this postcode area, 100% of properties were built before 1970. In the neighbourhood, 6% of properties have an elevated risk of pile rot, according to the Klimaateffectatlas.
What are the nearest amenities and public transport options?
Albert Heijn is 259 m away, Jumbo is 326 m, and Ekoplaza is 376 m. For schools, KBS Montessori Buiten Wittevrouwen is 129 m and Openbare Jenaplanschool Wittevrouwen is 174 m. The nearest GP is at 250 m and the pharmacy at 244 m. The bus stop Utrecht, Wittevrouwen is 220 m away, with lines 18, 27, 28, 73, 74, 77, N1, N2, N4, N5, N6, N7, N8, N9, 350, N41 and N50. Utrecht Maliebaan train station is 773 m away.
What is the neighbourhood like according to residents?
Residents of the district give it an average score of 7.71 out of 10, based on 13 reviews. One resident says: "The neighborhood is considered safe, has an active and engaged community, and is well maintained." Another notes: "It's a good neighbourhood but a lot could also be better in terms of cleanliness, parking, safety." The district includes green spaces such as Wilhelminapark and Oosterspoorbaan.
How has the WOZ value changed over the past five years?
The WOZ value has increased by 70% between 2020 and 2025, from €418,000 to €711,000. The reference date for the current value is 1 January 2025. This development is precomputed and reflects the municipal valuation trend, not the market value of this specific home.
What is the noise situation around this address?
The noise from road traffic is 51 dB Lden, which is above the noise standard, according to public data for 2022. Rail noise is 31 dB Lden, below the standard, and aircraft noise is 40 dB Lden, also below the standard. These are area-level indications, not measurements taken at the property itself.
Is there a garden or balcony?
Yes, the apartment has a rear garden of 13 m² facing southeast, and there is also a balcony. The garden is on the ground floor, as the apartment is located on the ground floor. The outdoor space is part of the property, which is fully owned.
