A third-floor flat in Zuilen-Noord
This apartment sits on the fourth floor of a 1955 building on Burgemeester Norbruislaan, in the Zuilen-Noord neighbourhood of Utrecht. The area is an older part of the city, with a mix of pre-war and post-war housing, and a lively, lived-in feel. The asking price is €375,000, which works out at €5,282 per m² based on the agent's listed living area. For context, the average asking price in the neighbourhood is €542,500, and the average asking price per m² is €5,414. If you are looking at apartments in Utrecht, this one sits at the lower end of the price range.
The flat itself
The flat has three rooms, including two bedrooms and one bathroom, spread over a single floor. The living area is 71 m² according to both the BAG registration and the agent's listing, with a volume of 226 m³. It is located on the fourth floor, so you get a bit of height and light. The energy label is B, which is an efficient label, so heating costs should be relatively manageable. The building dates from 1955, which is a fact worth noting, though the condition of the structure is not something the listing comments on.
Zuilen-Noord through residents' eyes
Residents of the wider district give their area an average score of 7.32, based on fifteen reviews. One resident, who has lived in Zuilen for 26 years, calls it "one of the best neighbourhoods in Utrecht," pointing to the shops, schools, buses and train station nearby, plus the Julianapark just around the corner. Another resident mentions that the neighbourhood is "getting greener and more beautiful," with good social control and a safe feel on the streets, though they note some litter and the busyness from tourists and students. A third review is brief: "Just nice and stuff." The reviews describe a neighbourhood that is convenient and friendly, with a mix of old and new. About 48% of homes in the neighbourhood are owner-occupied, and the housing stock includes a fair share of pre-1970 buildings. For more on the area, see the Zuilen-Noord neighbourhood.
Daily life and getting around
For groceries, the nearest Boni is a couple of streets away, and an Albert Heijn is a ten-minute walk. There are several schools within easy reach, including SBO Belle van Zuylen on your doorstep and Yuverta vmbo Utrecht just around the corner. The GP practice Gezondheidscentrum De Brug is a couple of streets away, and the Zuilense Apotheek is right next to it. For public transport, the bus stop Utrecht, Cornelis Smeenkstraat is on your doorstep, with lines 7, 12, 27 and 120. Utrecht Zuilen train station is about 2.1 km away. The wider municipality of Utrecht offers plenty more, including the Sint Antonius Ziekenhuis about 2.2 km from the flat.
WOZ and address data
This listing does not include a WOZ value, so there is no municipal valuation to compare with the asking price. As for address-level risk data, the noise from road traffic is measured at 59 dB Lden, which is above the Dutch noise standard, while railway and aircraft noise stay below their standards. The foundation risk indication for this address is elevated, based on area-level data: the building dates from 1955 on clay soil, and the groundwater level is expected to drop towards 2050, which can affect wooden foundations. These are indications at the area level, not an inspection of this specific home. The risk of pluvial flooding is low, while the current flood risk is elevated but drops to low by 2050. Heat stress is currently low but is expected to become medium by 2050.
Source
At the time of writing, the home is offered only via LEF Makelaars & Taxateurs.
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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 454, Utrecht
How does the asking price compare with other homes in Zuilen-Noord?
The asking price of €375,000 works out at €5,282 per m² based on the agent's listed living area. The average asking price in the neighbourhood is €542,500, and the average asking price per m² is €5,414. The neighbourhood average is based on 14 homes currently for sale, which includes a wide range from €339,500 to €1,039,000. No judgement is given on whether this price is high or low relative to the market.
What is the layout of this apartment?
The apartment has three rooms in total, including two bedrooms and one bathroom. It is located on the fourth floor of the building and spans a single floor. The living area is 71 m², according to both the BAG registration and the agent's listing, with a volume of 226 m³. The energy label is B, which is an efficient label, so heating costs are likely to be moderate.
Is there a WOZ value for this property?
No, the listing does not include a WOZ value. The WOZ value is the municipal valuation used for property tax, and it is not stated in this listing. Without it, there is no official municipal valuation to compare with the asking price. The asking price is €375,000, and the price per m² is €5,282 based on the agent's listed living area.
What is the foundation risk for this address?
The foundation risk indication for this address is elevated, according to area-level data. The building was constructed in 1955 on clay soil, and the groundwater level is expected to drop towards 2050, which can increase the risk for wooden foundations. These are indications at the area level, not an inspection of this specific home. The risk of pluvial flooding is low, while the current flood risk is elevated but drops to low by 2050.
What public transport options are near this apartment?
The nearest bus stop is Utrecht, Cornelis Smeenkstraat, on your doorstep, with bus lines 7, 12, 27 and 120. Two other stops, Utrecht, Professor Bavinckstraat and Utrecht, Jan van Zutphenlaan, are also within a short walk, offering lines 7, 27 and 12, 120, N20 respectively. Utrecht Zuilen train station is about 2.1 km away, which is roughly a 25-minute walk or a short bus ride.
What do residents say about living in Zuilen-Noord?
Residents of the wider district give their area an average score of 7.32, based on fifteen reviews. One resident, who has lived in Zuilen for 26 years, describes it as "one of the best neighbourhoods in Utrecht," highlighting the nearby shops, schools, buses and train station, as well as the Julianapark. Another resident notes the neighbourhood is "getting greener and more beautiful," with good social control and a safe feel, though they mention some litter and busyness from tourists and students.
What shops and schools are nearby?
For daily groceries, the nearest Boni is a couple of streets away, and an Albert Heijn is about a ten-minute walk. There are several schools within easy reach, including SBO Belle van Zuylen on your doorstep and Yuverta vmbo Utrecht just around the corner. The GP practice Gezondheidscentrum De Brug is a couple of streets away, and the Zuilense Apotheek is right next to it. The Sint Antonius Ziekenhuis is about 2.2 km away.
Why are there no property details in this listing?
The listing does include some property details, such as the number of rooms, bedrooms, bathrooms, floor area and energy label. However, it does not state a WOZ value, and there is no mention of a garden, balcony, garage or other outdoor space. The listing also does not include information about insulation or heating installations.
