A sunny apartment in the heart of Utrecht
This apartment on the Breedstraat sits in the middle of Utrecht's historic Binnenstad, where the streets hum with life and the canals are never far away. It is a third-floor home with a sunny terrace facing the southwest, a rare treat in a city centre. The asking price of €499,000 is 18% below the average asking price in the neighbourhood, which stands at €612,158, and it is also 12% below the current WOZ value. For comparison, the average asking price per square metre in this area is €7,313, while this home comes in at €7,561 per square metre. If you are looking at [apartments in Utrecht], this one stands out for its price position.
Inside the home
Built in 1900, this apartment spans a single floor and offers three rooms, including two bedrooms and one bathroom. The living area is listed as 66 m² by the agent, while the BAG registration records 64 m². The home comes with roof insulation, double glazing and floor insulation, and it is heated by a central heating boiler with underfloor heating throughout. There is a sunny terrace of 36 m² facing the southwest, and the property is held in full ownership. The monthly homeowners' association contribution is €80.
The Breedstraat en Plompetorengracht en omgeving neighbourhood
This is a neighbourhood where the old city meets everyday life. Residents of the wider Binnenstad district give it an average score of 7.54 out of 10, based on nine reviews. One resident says: "Living so close to the city centre has pros and cons. Main con is noise. But we love how walkable this neighborhood is to everything in the city centre." Another notes: "The Nieuwegracht is a quiet and clean side of the centre of Utrecht. Across the street lies a nice park and a large meadow." The neighbourhood counts about 2,685 residents, and most households are single-person, at 72%. It is a place where the car is not the first choice, as one reviewer puts it: "The car is not recommended, although the Nieuwegracht is much easier for cars than the Oudegracht and Twijnstraat." For a closer look at [the Breedstraat en Plompetorengracht en omgeving neighbourhood], the reviews paint a picture of a lively, walkable area.
Daily life and getting around
Groceries are never far: an Albert Heijn is on your doorstep, another just around the corner, and Boon's Markt a couple of streets away. For school runs, Koorschool Utrecht and Openbare Basisschool De Koekoek are both within a five-minute walk, and secondary options like School aan de Singel are similarly close. The GP Huisartsen Binnenstad and Service Apotheek Koert Binnenstad are both just around the corner. Public transport is plentiful, with bus stops at Neude and Sint Jacobsstraat offering numerous lines, and Utrecht Centraal station a ten-minute walk away. All of this sits within [the municipality of Utrecht], a city known for its compact, bike-friendly layout.
WOZ value and address data
The WOZ value of this home is €567,000, based on the reference date of 1 January 2025. The asking price of €499,000 is 12% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 54%, from €369,000 to €567,000. As for the address itself, the noise level from road traffic is 66 dB Lden, which is above the noise standard, while railway and aircraft noise are below their respective standards. The foundation risk indication is elevated, and the climate data shows an elevated risk of pluvial flooding, a low risk of flooding now and in 2050, and a medium heat stress level. These are area-level indications based on public data, not an inspection of this specific home.
Source and agent
At the time of writing, this home is offered via multiple channels, including Punt Makelaars Leidsche Rijn and other listings. The agent is Punt Makelaars Leidsche Rijn.
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Features
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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 Breedstraat 8B, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €499,000 is 12% below the WOZ value of €567,000, 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 increased by 54%, from €369,000 to €567,000. This means the asking price is below the most recent official valuation.
What is the layout of this apartment?
This apartment is on the third floor and spans one level. It has three rooms in total, including two bedrooms and one bathroom. The living area is listed as 66 m² by the agent, while the BAG registration records 64 m². There is also a sunny terrace of 36 m² facing the southwest, which is a notable outdoor space for a city-centre apartment.
What is the energy label and what does it mean for costs?
The energy label is D. This is not the most efficient label, so you can expect moderate energy costs compared to homes with better labels. The home does have roof insulation, double glazing and floor insulation, according to the agent. The heating is provided by a central heating boiler with underfloor heating throughout. These features may help with comfort, but the label D indicates that energy efficiency is average at best.
What is the foundation risk for this address?
The foundation risk indication for this address is elevated. This is based on area-level data: the building was constructed before 1970, and in this postcode area, 71% of properties were built before 1970. According to the Klimaateffectatlas, 21% of properties in this neighbourhood have an elevated risk of pile rot. This is an indication at the area level, not an inspection of this specific home.
What are the noise levels like at this address?
The noise level from road traffic is 66 dB Lden, which is above the noise standard. Railway noise is 34 dB Lden, which is below the standard, and aircraft noise is 40 dB Lden, also below the standard. These figures are based on public data from 2022 and 2023. They indicate that road traffic is the main source of noise at this location, which is typical for a city-centre address.
What supermarkets are nearby?
There are several supermarkets within easy reach. An Albert Heijn is just 103 metres away, so on your doorstep. Another Albert Heijn is 236 metres away, and Boon's Markt is 346 metres away. There are also more options within 500 metres, including an AH to go. This makes daily grocery shopping very convenient without needing a car.
What schools are close to this apartment?
For primary education, Koorschool Utrecht is 389 metres away and Openbare Basisschool De Koekoek is 435 metres away. For secondary education, School aan de Singel (for vwo and havo) is 490 metres away, and there is also a school for vbo and mavo at 522 metres. These distances mean school runs are a short walk or bike ride from the home.
How is the public transport in this area?
Public transport is very accessible. The nearest bus stop is Utrecht, Neude, at 187 metres, with many lines including 2, 5, 8, 18, 27, 28, 55, 73, 74, 77, and night lines. Another stop, Utrecht, Sint Jacobsstraat, is 284 metres away with lines 1, 3, 6, 7, and 27. Utrecht Centraal train station is 861 metres away, about a ten-minute walk.
What is the neighbourhood like according to residents?
Residents of the Binnenstad district, which includes this neighbourhood, give it an average score of 7.54 out of 10, based on nine reviews. One resident says: "Living so close to the city centre has pros and cons. Main con is noise. But we love how walkable this neighborhood is to everything in the city centre." Another mentions that the Nieuwegracht is quiet and clean, with a nice park across the street. The reviews highlight the walkability and the trade-off with noise.
Why is the asking price lower than the WOZ value?
The asking price of €499,000 is 12% below the WOZ value of €567,000. This is a fact from the listing, but the reason is not stated. The WOZ value is the municipal valuation, which can differ from the market price for various reasons, such as market conditions or the specific features of the home. The listing does not provide an explanation for this difference.
