Burgemeester Norbruislaan 334
Zuilen-Noord, Utrecht
NeighbourhoodA fourth-floor flat in Zuilen-Noord
This apartment sits on the fourth floor of a 1954 portiekflat in Zuilen-Noord, a neighbourhood in Utrecht's Noordwest district. The area has a lived-in feel, with a mix of pre-war and post-war housing. At €375,000, the asking price is 24% below the neighbourhood average of €491,318, making it a relatively affordable option in this part of Utrecht. For context, apartments in Utrecht vary widely in price.
The home itself
The flat has three rooms, two bedrooms and one bathroom, spread over one floor. The living area is listed as 77 m² in the BAG registration, while the agent gives 69 m². There is a balcony, and the property comes with full ownership. The heating is a combination boiler with partial underfloor heating, and there is partial double glazing. The monthly homeowners' association fee is €170.
Zuilen-Noord
Zuilen-Noord is a district within Utrecht, and residents give it an average score of 7.32 based on 15 reviews. One resident says: "I've lived in Zuilen for 26 years and still consider it one of the best neighbourhoods in Utrecht. With shops, schools, buses and the train station all nearby, everything is within reach." Another adds: "The neighbourhood is getting greener and more beautiful!" The area has a mix of households, with 41% single-person households and 32% households with children. You can read more about the Zuilen-Noord neighbourhood.
Amenities and transport
For daily groceries, Boni is just around the corner, and Albert Heijn is a ten-minute walk. There are several schools nearby, including primary school De Kleine Vliegenier and secondary school Yuverta vmbo Utrecht. The nearest GP is at Gezondheidscentrum De Brug, and the Zuilense Apotheek is a couple of streets away. Bus stops on Cornelis Smeenkstraat (lines 7, 12, 27, 120) are on your doorstep, and Utrecht Zuilen station is a ten-minute walk. The municipality of the municipality of Utrecht oversees the area.
WOZ and address data
The WOZ value was €356,000 as of 1 January 2025, and the asking price is 5% above that. The home has an energy label G, the least efficient label, so expect higher energy costs. At the address level, road traffic noise is above the norm at 61 dB Lden. The foundation risk indication is elevated, as the area was built on clay soil in 1954, which may involve wooden piles or shallow foundations, this is an area-level indication, not an inspection of this specific home. Pluvial flooding risk is medium, and current flood risk is elevated, though it is expected to be low by 2050.
Source
At the time of writing, the home is offered via Grandia en Partners B.V. on Funda and through their own website.
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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 Burgemeester Norbruislaan 334, Utrecht
How does the asking price compare to other apartments in Zuilen-Noord?
The asking price of €375,000 is 24% below the neighbourhood average asking price of €491,318. The average price per square metre in the neighbourhood is €5,282, while this apartment is listed at €5,435 per m² based on the agent's floor area. So it is priced slightly above the neighbourhood average per square metre, but the total price is lower because the apartment is smaller than average.
What is the layout of the apartment?
The apartment has three rooms, including two bedrooms and one bathroom, on a single floor. The living area is given as 69 m² by the agent, though the BAG registration records 77 m². There is a balcony, and the property is on the fourth floor of a portiekflat. The volume is 230 m³.
What is the WOZ value and how does it relate to the asking price?
The WOZ value was set at €356,000 as of 1 January 2025. The asking price of €375,000 is 5% above that value. The WOZ is a municipal valuation, not a market price, so the difference is not unusual.
What are the main risks associated with this address?
Road traffic noise is above the norm at 61 dB Lden. The foundation risk indication is elevated because the area was built on clay soil in 1954, which may involve wooden piles or shallow foundations, this is an area-level indication, not an inspection of this home. Pluvial flooding risk is medium, and current flood risk is elevated, though it is expected to be low by 2050. Heat stress is currently low but may become medium by 2050.
What amenities are within walking distance?
Boni supermarket is just around the corner (547 m), and Albert Heijn is a ten-minute walk (1 km). Several schools are nearby, including primary school De Kleine Vliegenier (575 m) and secondary school Yuverta vmbo Utrecht (489 m). The nearest GP and pharmacy are both about 765 m away. Bus stops on Cornelis Smeenkstraat (lines 7, 12, 27, 120) are on your doorstep, and Utrecht Zuilen station is about 2 km away.
What is the neighbourhood like?
Zuilen-Noord is a district within Utrecht. Residents give it an average score of 7.32 out of 10, based on 15 reviews. One resident says it is 'one of the best neighbourhoods in Utrecht' with shops, schools and transport nearby. Another notes it is 'getting greener and more beautiful' but mentions litter as a point for improvement. The area has a mix of households, with 41% single-person households and 32% with children.
What is the energy label and what does it mean?
The energy label is G, the least efficient label. This means the home is likely to have higher energy costs. The home has partial double glazing and a combination boiler with partial underfloor heating, but the overall energy performance is low.
Is there a homeowners' association fee?
Yes, the monthly homeowners' association fee is €170. This typically covers maintenance of common areas and the building's shared structures.
How many homes are for sale in Zuilen-Noord?
At the time of writing, there are 14 apartments for sale in Zuilen-Noord. The average asking price is €491,318, and the median is €435,000. Homes in the neighbourhood sell after an average of 25 days on the market.
Experiences from Zuilen-Noord
How residents experience their neighbourhood
Lots of rubbish by the bins. Dog poo on the only patch of grass in the neighbourhood. Lots of noise. Little greenery. Almost no restaurants or cafes, no terrace.
Auto-translated to English by AIThere is little here in the neighbourhood, especially for children
Auto-translated to English by AIStatistics for Zuilen-Noord
Figures on residents, liveability and the housing market
| Sale price | €491,318 | €435,000 |
|---|---|---|
| Sale per m² | €5,282 | – |
| Rent price | €1,673 p/m | €1,673 p/m |
| Rent per m² | €24 p/m | – |
Experiences from Noordwest
How residents experience their district
I've lived in Zuilen for 26 years and still consider it one of the best neighbourhoods in Utrecht. With shops, schools, buses and the train station all nearby, everything is within reach. And with the beautiful Julianapark just around the corner, the area also has a lovely place to relax. As far as I'm concerned, an absolute top location.
Auto-translated to English by AIJust nice and stuff
Auto-translated to English by AIThe neighbourhood is getting greener and more beautiful! But there is still room for improvement (and that will happen in 2025/2026). The municipality could pay a bit more attention to litter. Although it's also just busy because of the many tourists and students due to the location. In terms of layout, it's nice, good and friendly neighbours! Good social control. No matter when you go out on the street, it always feels safe. There are a few (primary) schools in the neighbourhood and many shops for your daily groceries. Vredenburg is a 10-minute walk, if you want something different. As for housing, I can't say much, houses sell quickly and there is always some rental supply, but just like in the rest of Utrecht, it's all quickly taken. It's an old neighbourhood, so not much can be built/created in terms of living space.
Auto-translated to English by AII always feel safe in this neighbourhood, perhaps because it's close to the police station. It's a 10-minute walk from the centre, which is great. No noise at night. I do really miss greenery in the area. I also notice that misplaced rubbish or litter is not cleaned up quickly; that could be improved.
Auto-translated to English by AIThe neighbourhood is divided into 2 between the original residents and the new ones, this is clearly noticeable with houses being pelted with eggs and fireworks and the police do nothing.
Auto-translated to English by AIPoorly maintained public spaces
Auto-translated to English by AII think it's a nice neighbourhood. Even though it's so close to the centre, I experience little nuisance. Supermarkets within walking distance, well accessible by public transport and quiet but not boring. Close to the police station so they often drive by but in principle nothing ever happens here. There is no greenery here, I miss that, a small park or something would be nice.
Auto-translated to English by AIvery nice!
Auto-translated to English by AIStatistics for Noordwest
Figures on residents, liveability and the housing market
| Sale price | €490,502 | €468,201 |
|---|---|---|
| Sale per m² | €6,256 | – |
| Rent price | €1,808 p/m | €1,775 p/m |
| Rent per m² | €24 p/m | – |
Experiences from Utrecht
How residents experience their municipality
De Nieuwegracht is een rustige en schone kant van het centrum van Utrecht. Aan de overkant ligt een mooi park en een grote weide. Hier is het over het algemeen rustig, soms helaas niet heel schoon. Op de wandelpaden liggen op sommige plekken erg veel sigaretten. De buurt is erg goed bereikbaar op de fiets en te voet. De auto is niet aan te raden, hoewel de Nieuwegracht in vergelijking met de Oudegracht en Twijnstraat veel makkelijker is voor auto's.
Auto-translated to English by AILeuke gemixte buurt waar mensen oog voor elkaar hebben en het rustig wonen is. Het grootste voordeel is dat alle voorzieningen dichtbij zijn zoals Leidsche Rijn centrum, winkelcentrum parkwijk, bushalte, treinstation, scholen, sportclubs, parken, bioscoop en horeca.
Auto-translated to English by AIHeerlijk rustige buurt op slechts 20 minuten afstand van het centrum van Utrecht. Park Hoge Weide, scholen, supermarkten en sportvoorzieningen zijn om de hoek.
Auto-translated to English by AIThe neighborhood is considered safe, has an active and engaged community, and is well maintained. Neighborhood relations are good. Residents have access to quality housing, reputable schools, and attractive green spaces such as Wilhelminapark, Oosterspoorbaan and Minstroom. The centre is within reach, and Oost offers a nice number of shops.
Auto-translated to English by AICosy, student-like, park on the doorstep, where people sit when the weather is nice. Pub in the neighbourhood, shopping centre within walking distance and Kanaalstraat nearby.
Auto-translated to English by AILunetten zuid is a fairly extensive area, but there are common characteristics: There is little traffic on the streets, even the ring road is relatively quiet. Many houses are situated around a shared green space with some play facilities. This quickly creates a bond with the neighbours. Because Lunetten is separated from the city by a park and forts, which are part of the UNESCO heritage, it has some village-like features. If you value your privacy and don't like contact, then Leidsche rijn is more likely a place where you'll feel at home. Lunetten is not a place of high fences, but rather has a scent of granola with a hint of wokeness. If you feel at home with that, you are very welcome, but if you are not willing to do something for the neighbourhood or your neighbours, there are plenty of other places where you will feel at home.
Auto-translated to English by AII've lived in Zuilen for 26 years and still consider it one of the best neighbourhoods in Utrecht. With shops, schools, buses and the train station all nearby, everything is within reach. And with the beautiful Julianapark just around the corner, the area also has a lovely place to relax. As far as I'm concerned, an absolute top location.
Auto-translated to English by AIEspecially great that there are so many nice shops in the area. The walks to the Muntkade and Park Oog en Al also often make my day. The house I live in is old and hasn't been properly maintained by the landlord for a long time.
Auto-translated to English by AIStatistics for Utrecht
Figures on residents, liveability and the housing market
| Sale price | €598,623 | €549,294 |
|---|---|---|
| Sale per m² | €6,519 | – |
| Rent price | €1,895 p/m | €1,859 p/m |
| Rent per m² | €24 p/m | – |
Location and amenities
Burgemeester Norbruislaan 334, Utrecht
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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