Aquamarijnlaan 278
Tolsteeg en Rotsoord, Utrecht
AreaA calm spot in the middle of Utrecht
This apartment on the Aquamarijnlaan sits in Tolsteeg en Rotsoord, a part of Utrecht where the city feels a little quieter. The home dates from 1957 and has an energy label A, which is an efficient label. With an asking price of €400,000, the price per square metre comes to €4,494 based on the agent's listing. That puts it on the high side compared with the average of €5,830 per m² for apartments in Utrecht, though the asking price itself is below the neighbourhood average of €445,000. All in all, the price is in line with what this home offers.
The home itself
This is a one-floor apartment with three rooms, two bedrooms and one bathroom, covering 88 m² according to the BAG registration and 89 m² according to the agent. The volume comes to 296 m³. The agent notes partial double glazing and a solo boiler for heating. There is no garage. The home is offered for sale through one channel, Van As & Van Hooff Makelaars.
Tolsteeg en Rotsoord
Tolsteeg en Rotsoord is a neighbourhood with a mix of older and newer housing, and the streets here have a fairly residential feel. Residents of the district give an average score of 7.67 based on twenty reviews. One resident says: "Nice neighbourhood, everything within reach. Everyone friendly." Another describes it as "Social, child-friendly and green", noting that there is little traffic on the streets and that many homes sit around shared green spaces. The neighbourhood has around 4,235 inhabitants, and a large share of households are single-person. For a sense of what it is like to live here, the Tolsteeg en Rotsoord neighbourhood page has more detail.
Amenities and transport
Daily errands are easy from here. The PLUS supermarket is on your doorstep, with Lidl just around the corner and Albert Heijn a ten-minute walk away. For schools, Blauwe Aventurijn primary school is a couple of streets away, and KBS St. Jan de Doper is a five-minute walk. The nearest GP is Huisartsenpraktijk De Greev, a ten-minute walk, and the pharmacy Apotheek Nieuw Plettenburgh is a couple of streets away. Bus stops at Smaragdplein and Aquamarijnlaan are just around the corner, with lines 8, 47 and N4. Utrecht Vaartsche Rijn station is a ten-minute walk. The municipality of Utrecht offers all the facilities of a large city, and the municipality of Utrecht page gives a broader picture.
WOZ and address data
The WOZ value for this home is €474,000, with a reference date of 1 January 2025. The asking price lies 16% below the WOZ value. Between 2020 and 2025, the WOZ value rose by 54%, from €307,000 to €474,000. As for address-level risks, these are area-level indications rather than an inspection of this specific home. The road traffic noise level is 53 dB Lden, which is above the noise standard, while railway noise is 36 dB Lden, below the standard. The foundation risk indication is low, and for climate, pluvial flooding at heavy rain is medium, current flood risk is elevated, and heat stress is low now but medium by 2050.
Source
At the time of writing, the home is offered only via Van As & Van Hooff 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 Aquamarijnlaan 278, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €400,000 is 16% below the WOZ value of €474,000, 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 €307,000 to €474,000. The price per square metre is €4,494 based on the agent's listing.
What is the layout of this apartment?
The apartment has three rooms, two bedrooms and one bathroom, all on a single floor. The living area is 88 m² according to the BAG registration and 89 m² according to the agent. The volume is 296 m³. The agent mentions partial double glazing and a solo boiler for heating. There is no garage.
What is the energy label and what does it mean for costs?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared with less efficient labels. The agent also notes partial double glazing. The label itself does not say anything about the condition of the building, only about its energy performance.
What are the noise levels around this address?
According to public address-level data, the road traffic noise is 53 dB Lden, which is above the noise standard. Railway noise is 36 dB Lden, which is below the standard. These are area-level indications based on open data, not a measurement at this specific home. The data comes from sources like Atlas Leefomgeving.
What is the foundation risk for this home?
The foundation risk indication for this address is low. This is an area-level indication based on public data, not an inspection of this specific property. The home was built in 1957, which is before 1970, a factor that is noted in the risk data. No further details are given in the listing.
What are the flood and climate risks at this address?
The climate risk data for this address shows pluvial flooding at heavy rain is medium, current flood risk is elevated, and flood risk by 2050 is low. Heat stress is low now but medium by 2050. These are area-level indications from the Klimaateffectatlas, not a property-specific assessment.
Which supermarkets are nearby?
The PLUS supermarket is just 92 metres away, so on your doorstep. Lidl is 142 metres away, just around the corner. Albert Heijn is 671 metres away, about a ten-minute walk. There are also two Coop stores within about 800 metres. In total, there are 60 supermarkets within five kilometres.
What schools are close to this apartment?
Blauwe Aventurijn primary school is 384 metres away, a couple of streets from the home. KBS St. Jan de Doper is 492 metres away, about a five-minute walk. There is also Auris Rotsoord, a special education school, at 286 metres, and Kentalis College Utrecht, a special secondary school, at 302 metres.
How is the public transport from this address?
Bus stops are close by: Utrecht Smaragdplein is 140 metres away with lines 8 and N4, and Utrecht Aquamarijnlaan is 164 metres away with lines 47 and N4. Utrecht Vaartsche Rijn train station is 728 metres away, about a ten-minute walk. The bus lines serve local routes, though destinations are not listed.
What do residents say about the district?
Residents of the district give an average score of 7.67 based on twenty reviews. One resident says: "Nice neighbourhood, everything within reach. Everyone friendly." Another describes it as "Social, child-friendly and green", mentioning little traffic and shared green spaces. These reviews describe the wider district, not specifically Tolsteeg en Rotsoord.
