A practical apartment in Kanaleneiland-Zuid
This apartment on Aziëlaan 406 sits in Kanaleneiland-Zuid, a neighbourhood in the Zuidwest district of Utrecht. Built in 1969, it is a three-room apartment with two bedrooms and one bathroom, covering 86 square metres according to the BAG registration, while the agent lists 91 square metres. The asking price of €315,000 is keen compared with the average asking price in the neighbourhood, which comes to €371,000. For context, the average asking price per square metre in the neighbourhood is €4,113, while this home is listed at €3,462 per square metre. The home is one of the [apartments in Utrecht] currently on the market.
The home itself
The apartment has three rooms in total, including two bedrooms and one bathroom. The energy label is A, which is an efficient label, so energy costs are likely to be on the lower side. The home was built in 1969, a fact that stands on its own without implying anything about its condition. The agent lists the living area at 91 square metres, while the BAG registration records 86 square metres; both figures are given here as they appear in the records.
Life in Kanaleneiland-Zuid
Residents give the neighbourhood an average score of 7.08, based on four reviews. One resident says: "I find it nice that everything is close by and well accessible." Another resident notes: "It's always safe during the day, but walking the streets at night in the dark is impossible as a woman. Also often seen police chases near shopping centre Nova. Housing is good. More and nicer greenery would improve the neighbourhood. As would making it car-free and banning mopeds." A third resident mentions not daring to go outside in the evenings anymore. The neighbourhood has about 8,980 inhabitants, with 52% of households being single-person households. The housing stock is predominantly from the period 1945-1970, at 81%. This is [the Kanaleneiland-Zuid neighbourhood] as it is today.
Amenities and transport
For daily errands, the Lidl is just around the corner, and the Albert Heijn is a ten-minute walk away. The nearest primary school, Al Hambra, is on your doorstep, and KBS Het Schateiland is a couple of streets away. The GP practice Gezondheidscentrum Kanaleneiland, Huisartsenpraktijk Danhof is a ten-minute walk away, and Apotheek Marco Polo is just around the corner. For public transport, the bus stop Utrecht, Europaplein-Oost is a couple of streets away, serving lines 1, 10 and 34, and the tram stop Utrecht, Vasco da Gamalaan is nearby with lines 10, 20 and 21. The nearest train station is Utrecht Vaartsche Rijn, about 1.8 kilometres away. This is all within [the municipality of Utrecht].
WOZ and address data
The WOZ value for this home is €368,000, with a reference date of 1 January 2025. The asking price is 14% below the WOZ value. Between 2020 and 2025, the WOZ value rose by 55%, from €238,000 to €368,000. As for address-level risk indications, the road traffic noise is 60 dB Lden, which is above the noise standard, while railway noise is 31 dB Lden, which is not above the standard. The foundation risk indication is low, though the home was built in 1969 on clay soil, which may involve wooden piles or a shallow foundation; this is an area-level indication, not an inspection of this specific home. Pluvial flooding risk is low, current flood risk is elevated, and heat stress is medium, both now and in 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Beumer, Beumer on Pararius, and Beumer Utrecht.
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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 Aziëlaan 406, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €315,000 is 14% below the WOZ value of €368,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also 15% below the average asking price in the neighbourhood, which is €371,000. These figures are as given in the data.
What is the layout of this apartment?
The apartment has three rooms in total, including two bedrooms and one bathroom. The living area is listed as 91 square metres by the agent, while the BAG registration records 86 square metres. The home was built in 1969 and has an energy label of A, which is an efficient label. No further details about the layout are provided in the listing.
What is the WOZ value and how has it developed?
The WOZ value is €368,000, with a reference date of 1 January 2025. Between 2020 and 2025, the WOZ value increased by 55%, from €238,000 to €368,000. The asking price is 14% below the current WOZ value. The WOZ value is determined by the municipality and is not the same as the market value.
What are the noise levels around this address?
According to public risk data at the address level, the road traffic noise is 60 dB Lden, which is above the noise standard. Railway noise is 31 dB Lden, which is not above the standard. These are area-level indications based on data from Atlas Leefomgeving, not measurements taken at this specific home.
What is the foundation risk for this home?
The foundation risk indication is low. The home was built in 1969 on clay soil, which may involve wooden piles or a shallow foundation. This is an area-level indication from public data, not an inspection of this specific property. No further details are provided in the listing.
What supermarkets are nearby?
The nearest supermarket is Lidl, at 465 metres, which is just around the corner. An AH to go is at 953 metres, and the Albert Heijn is at 1,121 metres, both within a ten-minute walk. A Jumbo and a Coop are also within about 1.1 to 1.2 kilometres. In total, there are 64 supermarkets within five kilometres.
Which schools are close to this apartment?
The nearest primary school is Al Hambra, at 111 metres, which is on your doorstep. KBS Het Schateiland is at 275 metres, a couple of streets away. For secondary education, Globe College Utrecht vmbo is at 608 metres. There are also schools for special education nearby, including STIP VSO Utrecht and Luc Stevensschool.
What public transport options are available?
The nearest bus stop is Utrecht, Europaplein-Oost, at 270 metres, serving lines 1, 10 and 34. The tram stop Utrecht, Vasco da Gamalaan is at 302 metres, with lines 10, 20 and 21. Another bus stop, Utrecht, Europaplein-Noord, is at 398 metres with lines 65, 66, 74, 77, 85, N5 and N6. The nearest train station is Utrecht Vaartsche Rijn, at 1,828 metres.
What is the neighbourhood like according to residents?
Residents give the neighbourhood an average score of 7.08, based on four reviews. One resident appreciates that everything is close by and well accessible. Another notes that it is safe during the day but not at night, and mentions police chases near shopping centre Nova. A third resident says they no longer dare to go outside in the evenings. These are the views of the residents who responded.
What is the average household size in the neighbourhood?
The average household size in Kanaleneiland-Zuid is 2.0 people. About 52% of households are single-person households, and 29% are households with children. The neighbourhood has around 8,980 inhabitants. These figures come from CBS data for the neighbourhood.
