Battutalaan 677
Kanaleneiland-Zuid, Utrecht
AreaA modern apartment in Kanaleneiland-Zuid
This apartment on the Battutalaan sits in Kanaleneiland-Zuid, a lively part of Utrecht's Zuidwest district. The area is very strongly urban, with a high address density, so there is always something going on. The home itself is a portiekflat on the fourth floor, built in 2012, and it comes with an A+ energy label. With a price of €490,000, the asking price sits 15% above the average asking price in the neighbourhood, which is €426,615. For context, apartments in Utrecht vary widely in price, but this one is on the high side for the area.
Inside the home
The apartment spans one floor and includes three rooms, two bedrooms and one bathroom. The agent lists the living area at 91 m², while the BAG registration records 90 m². The home has a balcony and is fully insulated, with roof insulation, double glazing, wall insulation and floor insulation. Heating comes from district heating, and the property is freehold. The monthly homeowners' association fee is €180. The agent describes the setting as being in a residential area with an unobstructed view.
Life in Kanaleneiland-Zuid
Residents give the neighbourhood an average score of 7.23, based on three reviews. One resident says: "Good accessibility, many shops, nice and green. Only rubbish." Another resident mentions that it is always safe during the day but that walking the streets at night in the dark is impossible as a woman, and that police chases near shopping centre Nova are often seen. The neighbourhood has around 9,000 residents, and about half of households are single-person households. The area is home to many shops and a large supermarket within walking distance. To get a fuller picture, you can read more about the Kanaleneiland-Zuid neighbourhood.
Amenities and transport
Daily errands are easy from here. The Albert Heijn is just around the corner, and the Jumbo is a couple of streets away. Primary schools De Kaleidoskoop and De Olijfboom are both within a five-minute walk. The nearest GP is Gezondheidscentrum Kanaleneiland, Huisartsenpraktijk Danhof, and the pharmacy Apotheek Marco Polo is a couple of streets away. For public transport, bus stop Utrecht, Kanaleneiland is just around the corner, with lines 10, 19, 29, 90, N7, 102, 184, 195, 307 and 395. The nearest train station is Utrecht Vaartsche Rijn, about a ten-minute walk further out. The municipality of Utrecht offers all the amenities you would expect from a large city.
WOZ value and address data
The WOZ value for this home is €512,000, with a reference date of 1 January 2025. The asking price is 4% below the WOZ value. Over the past five years, the WOZ value has developed in line with the local market. At the address level, public risk data indicates a low foundation risk, though the soil is clay, which is sensitive to settlement. The noise level from road traffic is 60 dB Lden, which is above the noise standard, while railway noise is 14 dB Lden, below the standard. Pluvial flooding at heavy rain is medium, and the current flood risk is elevated, though by 2050 this is expected to be low. Heat stress is currently low but is expected to be medium 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 Nedereind Makelaars and Nedereind Makelaars on Funda.
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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 Battutalaan 677, Utrecht
How does the asking price compare to the WOZ value?
The WOZ value is €512,000, with a reference date of 1 January 2025. The asking price of €490,000 is 4% below the WOZ value. This means the asking price is lower than the municipal valuation, which is a fact about the price positioning. The WOZ value is determined by the municipality and is not the same as the current market value.
What is the energy label and what does it mean for costs?
The home has an energy label A+, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The agent also states that the home is fully insulated, with roof insulation, double glazing, wall insulation and floor insulation. Heating is provided by district heating. Only about 7% of the homes for sale in the neighbourhood have an A+ label.
What is the layout of this apartment?
The apartment is a portiekflat on the fourth floor, spanning one floor. It has three rooms in total, including two bedrooms and one bathroom. The living area is listed at 91 m² by the agent, while the BAG registration records 90 m². The home has a balcony and a volume of 291 m³. The agent describes the setting as being in a residential area with an unobstructed view.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public risk data from the Atlas Leefomgeving. The soil is clay, which is noted as being sensitive to settlement. This is an area-level indication, not an inspection of this specific home. The data is based on public sources and gives an indication of the risk at the address level.
What is the noise situation around this home?
Public risk data indicates that the noise level from road traffic is 60 dB Lden, which is above the noise standard. Railway noise is 14 dB Lden, which is below the noise standard. These figures come from the Atlas Leefomgeving and are area-level indications, not measurements taken at this specific home. The reference years are 2022 for road traffic and 2023 for railway noise.
What supermarkets are nearby?
There are several supermarkets within walking distance. The Albert Heijn is about 415 metres away, and the Jumbo is about 449 metres away. There is also an AH to go at 703 metres and a Lidl at 795 metres. A SPAR express is about 1,080 metres away. In total, there are 69 supermarkets within a 5-kilometre radius.
Which schools are close to this apartment?
Several schools are within walking distance. Primary schools De Kaleidoskoop (262 metres) and De Olijfboom (422 metres) are the nearest. KBS De Zeven Gaven is at 582 metres, and the Lukasschool is at 583 metres. For secondary education, Sint Gregorius College locatie TOPhavo is at 582 metres. In total, there are 126 schools within a 5-kilometre radius.
What public transport options are available?
The nearest bus stop is Utrecht, Kanaleneiland, about 260 metres away, with lines 10, 19, 29, 90, N7, 102, 184, 195, 307 and 395. There are also stops at Utrecht, Marco Pololaan (353 metres) and Utrecht, Trumanlaan (360 metres), both served by line 7. The nearest train station is Utrecht Vaartsche Rijn, about 2,370 metres away.
How do residents rate the neighbourhood?
Residents give Kanaleneiland-Zuid an average score of 7.23, based on three reviews. One resident describes it as a cosy neighbourhood with good accessibility, many shops, and nice and green surroundings, though they mention rubbish as a downside. Another resident says it is always safe during the day but that walking the streets at night in the dark is impossible as a woman, and mentions police chases near shopping centre Nova.
What is the homeowners' association fee?
The monthly homeowners' association fee is €180. This is stated by the agent in the listing. The fee contributes to the maintenance of the shared parts of the building. The property is freehold, meaning full ownership, so there is no ground lease to consider.
