A 1929 apartment in Utrecht West
This apartment sits on the Bataviastraat, a quiet road in a residential area of the Laan van Nieuw-Guinea, Spinozaweg e.o. neighbourhood in Utrecht West. The building dates from 1929, so it carries the character of its era. The asking price is €450,000. For context, the neighbourhood currently has 24 homes for sale, with an average asking price of €466,979 and a median of €450,000. If you are looking at apartments in Utrecht, this one stands out for its age and location.
Inside the home
The apartment spans two floors and includes four rooms, three bedrooms and one bathroom. The agent lists the living area at 81 m², while the BAG registration records 68 m². The home has a roof terrace, double glazing and partial underfloor heating. It is offered as full ownership, so there is no leasehold ground rent to consider. The volume is 294 m³, which gives a sense of the space inside.
Life in Laan van Nieuw-Guinea, Spinozaweg e.o.
Residents of the district West, where this neighbourhood sits, give their living environment an average score of 7.37, based on eleven reviews. One resident describes the area as "cosy, student-like, with a park on the doorstep, where people sit when the weather is nice." Another mentions the many nice shops and the walks to the Muntkade and Park Oog en Al. A third resident notes it is "reasonably quiet" but adds that there is "absolutely no social contact." The neighbourhood has around 4,250 inhabitants, and a large share of households are single-person. For a closer look at the Laan van Nieuw-Guinea, Spinozaweg e.o. neighbourhood, the mix of opinions gives a realistic picture.
Amenities and transport
Daily errands are easy from here. The Aldi and Nettorama supermarkets are just around the corner, and the MCD is a couple of streets away. For primary education, Agora Hub030 is on your doorstep, and the Van Asch van Wijckschool is a short walk. The nearest GP is Gezondheidscentrum Lombok, Huisartsen, and the Lombok Apotheek is nearby. Public transport is well served: the Majellapark bus stop, with lines 12, 13, 28, 73, N1 and 120, is just around the corner. Utrecht Zuilen train station is a ten-minute walk. All of this sits within the municipality of Utrecht, which offers further connections.
WOZ value and address data
The WOZ value for this home is €342,000, based on the reference date of 1 January 2025. The asking price is 32% above this value. Between 2020 and 2025, the WOZ value rose by 18%, from €290,000 to €342,000. As for the address, the road traffic noise level is 59 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is medium, and this is an area-level indication, not an inspection of this specific home. Pluvial flooding risk is medium, and the current flood risk is elevated, though by 2050 it is projected to be low. Heat stress is currently low but may become medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Grandia en Partners B.V. and listings on Funda and Huispedia.
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Features
Details of this home
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Layout
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Outdoor space
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 Bataviastraat 42BS, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €450,000 is 32% above the WOZ value of €342,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre, based on the agent's listed area of 81 m², is €5,556. In the neighbourhood, the average asking price per square metre is €6,594.
What is the layout of this apartment?
The apartment has four rooms, including three bedrooms and one bathroom, spread over two floors. The agent lists the living area at 81 m², while the BAG registration records 68 m². There is a roof terrace, and the home has double glazing and partial underfloor heating. The volume is 294 m³. It is offered as full ownership.
What is the energy label and what does it mean for costs?
The energy label is E. This is not the most efficient label, so you can expect higher energy costs compared with homes with better labels. The home does have double glazing, which helps with insulation. In the neighbourhood, about 30% of homes have a label D or lower, so this is not unusual for the area.
What is the foundation risk for this address?
The foundation risk indication for this address is medium. This is an area-level indication based on public data, not an inspection of this specific home. The building dates from 1929, and in this postcode area, 90% of properties were built before 1970. According to the Klimaateffectatlas, 2% of properties in this neighbourhood have an elevated risk of pile rot.
What are the noise levels like at this address?
The road traffic noise level is 59 dB Lden, which is above the noise standard. Railway noise is 43 dB Lden, and aircraft noise is 42 dB Lden, both below their respective standards. These are area-level indications from public data, not measurements taken at the property itself.
Which supermarkets are closest to this home?
The Aldi and Nettorama supermarkets are both about 390 metres away, just around the corner. The MCD is about 690 metres away, and an Albert Heijn is about 770 metres away. Within five kilometres, there are 66 supermarkets, so you have plenty of choice for daily groceries.
What public transport options are available nearby?
The nearest bus stop is Utrecht, Majellapark, about 170 metres away, with lines 12, 13, 28, 73, N1 and 120. The Racinelaan stop, with line 5, is about 430 metres away. Utrecht Zuilen train station is about 1.1 kilometres away, a ten-minute walk.
What is the neighbourhood like according to residents?
Residents of the district West give their living environment an average score of 7.37, based on eleven reviews. One resident calls it "cosy, student-like, with a park on the doorstep." Another appreciates the many shops and walks to the Muntkade and Park Oog en Al. A third says it is "reasonably quiet" but notes there is "absolutely no social contact."
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value increased by 18%, from €290,000 to €342,000. The value dipped in 2023 to €281,000, but has since risen steadily. The reference date for the current value is 1 January 2025.
Is there a risk of flooding at this address?
The current flood risk is elevated, but by 2050 it is projected to be low. Pluvial flooding, which occurs during heavy rain, has a medium risk indication. These are area-level indications from the Klimaateffectatlas, not specific to this property.
