amsterdamsestraatweg 859BS
Zuilen-Noord, Utrecht
AreaA classic upper maisonette in Zuilen-Noord
This 1926 upper maisonette sits on the Amsterdamsestraatweg in Zuilen-Noord, a lively part of Utrecht's Noordwest district. The home spans two floors and offers 4 rooms, including 2 bedrooms and 2 bathrooms. With a living area of 101 m² according to the agent, the asking price of €425,000 is keen compared with the neighbourhood average asking price of €491,318. For context, [apartments in Utrecht] vary widely in price across the municipality.
Inside the home
The agent describes this as a bovenwoning, an upper-floor home, located on the second living floor. It has 4 rooms in total, with 2 bedrooms and 2 bathrooms spread over 2 floors. The home has wall insulation and a central heating boiler. The owners' association fee is €7,500. The BAG registration lists the living area as 107 m², while the agent lists 101 m².
Life in Zuilen-Noord
Residents of the wider district give their area an average score of 7.32, based on 15 reviews. One resident, who has lived in Zuilen for 26 years, calls it one of the best neighbourhoods in Utrecht, with shops, schools, buses and the train station all nearby, plus the Julianapark just around the corner. Another resident notes the neighbourhood is getting greener, with good social control and a safe feel, though they mention litter and the busyness from tourists and students. The district has around 3,800 inhabitants. [The Zuilen-Noord neighbourhood] itself is part of this larger area.
Amenities and transport
Daily errands are well covered. The Boni supermarket is just around the corner, with another Boni a ten-minute walk away and an Albert Heijn a couple of streets further. For schools, SBO Belle van Zuylen is on your doorstep, and De Kleine Vliegenier is a five-minute walk. The GP practice Gezondheidscentrum De Brug and the Zuilense Apotheek are both a five-minute walk away. Bus stops at Minister Talmastraat, a couple of streets away, offer lines 7 and 27, while the Flex stop at Patrimoniumstraat is on your doorstep. Utrecht Zuilen train station is about 1.8 km away. [The municipality of Utrecht] covers all of this.
WOZ value and address data
The WOZ value is €486,000 as of 1 January 2025, and the asking price sits 13% below that value. Between 2020 and 2025, the WOZ value rose 42%, from €343,000 to €486,000. As for the address itself, area-level indications show road traffic noise at 61 dB Lden, above the norm, while rail, air and industry noise stay below their norms. The foundation risk indication is elevated, and pluvial flooding at heavy rain is also indicated as elevated, though flood risk by 2050 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 Domvast 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 amsterdamsestraatweg 859BS, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €425,000 is 13% below the WOZ value of €486,000, 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 42%, from €343,000 to €486,000.
What is the layout of this apartment?
According to the agent, this is an upper-floor home (bovenwoning) on the second living floor. It has 4 rooms, including 2 bedrooms and 2 bathrooms, spread over 2 floors. The volume is 326 m³. The BAG registration lists the living area as 107 m², while the agent lists 101 m².
What is the energy label and what does it mean for costs?
The home has energy label B. This is an efficient label, so energy costs are likely to be relatively moderate compared with less efficient labels. The agent also notes the home has wall insulation and a central heating boiler. The energy label is a rating of the home's energy performance, not a statement about its structural condition.
What is the foundation risk for this address?
The foundation risk indication for this address is elevated, based on area-level data. The home was built in 1926 on clay soil, which may mean wooden piles or a shallow foundation. In this postcode area, 73% of properties were built before 1970, and 1% of properties in the neighbourhood have an elevated risk of pile rot. These are indications at area level, not an inspection of this specific home.
What are the noise levels like at this address?
Area-level data shows road traffic noise at 61 dB Lden, which is above the noise norm. Rail noise is 51 dB Lden, air traffic noise is 41 dB Lden, and industry noise is 50 dB Lden, all below their respective norms. These figures come from public data at address level and are indications, not measurements taken at the home itself.
Which supermarkets are nearby?
The nearest supermarket is Boni, just around the corner at about 337 metres. Another Boni is about 990 metres away, and an Albert Heijn is at about 1,080 metres. A Jumbo and a Lidl are further out, at roughly 1.8 and 1.9 km respectively. In total, there are 64 supermarkets within 5 km.
What public transport options are available?
Bus stops are close by. The stop at Minister Talmastraat, about 169 metres away, serves lines 7 and 27. The Flex stop at Patrimoniumstraat is at about 135 metres, and another Flex stop at Jacob van Campenstraat is at about 259 metres. Utrecht Zuilen train station is about 1.8 km away.
What schools are in the area?
SBO Belle van Zuylen, a special primary school, is about 314 metres away. De Kleine Vliegenier primary school is at about 442 metres, and Yuverta vmbo Utrecht, a secondary school, is at about 588 metres. Openbare basisschool De Cirkel is at about 881 metres, and Christelijke Basisschool De Piramide is at about 1.2 km.
How do residents rate the area?
Residents of the wider district give an average score of 7.32, based on 15 reviews. One resident who has lived in Zuilen for 26 years calls it one of the best neighbourhoods in Utrecht, with everything within reach. Another resident mentions the neighbourhood is getting greener, with good social control and a safe feel, though they note litter and busyness from tourists and students.
What is the asking price per square metre?
Based on the agent's listed living area of 101 m², the asking price per square metre is €4,208. This is based on the agent listing. The neighbourhood average asking price per square metre is €5,282, so this home sits below that average.
