Constant Erzeijstraat 8
Nieuw Hoograven-Noord, Utrecht
AreaA bright apartment in Nieuw Hoograven-Noord
This apartment sits in Nieuw Hoograven-Noord, a lively part of Utrecht's Zuid district. The area is densely built and very urban, with plenty going on around you. The home itself is a gallery flat from 2008, with an energy label A, which is an efficient label. At €425,000, the asking price is on the high side compared with the average for apartments in Utrecht, though the home is priced below its WOZ value.
Inside the home
According to the agent, the apartment has three rooms, two bedrooms and one bathroom, all on a single floor. The living area is 67 square metres, matching the BAG registration. There is a balcony and a parking space, and the property comes with a communal ownership structure, with the ground lease perpetually bought off. The agent notes double glazing and wall insulation, plus a central heating boiler. A homeowners' association fee of €263 applies.
Life in Nieuw Hoograven-Noord
Residents across the wider district give their area an average score of 7.67, based on twenty reviews. One resident describes the wider area as social, child-friendly and green, noting that streets see little traffic and that homes often sit around shared green spaces. Another says it is quiet and united, with everything within reach. The neighbourhood itself has around 2,275 residents, many of them single-person households. For a sense of what the Nieuw Hoograven-Noord neighbourhood is like, these reviews offer a flavour, though they cover the district rather than this specific street.
Amenities and transport
Daily life is well served here. An Albert Heijn is on your doorstep, with a PLUS and a Lidl a couple of streets away. Two primary schools, KBS St. Jan de Doper and Openbare Basisschool De Hoge Raven, are just around the corner. The nearest pharmacy, Apotheek Nieuw Plettenburgh, is a couple of streets away, while the GP practice is a ten-minute walk. Bus stops are close by, with line 47 stopping on your doorstep and lines 1, 10, 34 and 47 at 't Goylaan. Utrecht Vaartsche Rijn station is a ten-minute walk. All of this sits within the municipality of Utrecht.
WOZ value and address data
The WOZ value was set at €485,000 on 1 January 2025, and the asking price lies 12% below that figure. Between 2020 and 2025, the WOZ value rose by 60%, from €304,000 to €485,000. As for the address itself, area-level data indicates road traffic noise above the norm, while railway noise stays below it. The foundation risk indication is low. Climate indications for the area include elevated pluvial flooding and current flood risk, with low flood risk by 2050, and heat stress currently low but 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 Van Doorn Makelaardij and through Van Doorn Makelaardij on Funda, so through two channels.
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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 Constant Erzeijstraat 8, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €425,000 is 12% below the WOZ value of €485,000, 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 rose by 60%, from €304,000 to €485,000.
What is the layout of this apartment?
According to the agent, the apartment has three rooms, two bedrooms and one bathroom, all on one floor. The living area is 67 square metres, which matches the BAG registration. There is a balcony and a parking space. The property is a gallery flat from 2008.
What is the energy label and what does it mean for costs?
The home has energy label A, which is an efficient label. That means you can expect relatively modest energy costs compared with less efficient labels. The agent also notes double glazing and wall insulation, and the home has a central heating boiler.
What is the ownership structure of this property?
The property is municipal property subject to ground lease, with the ground lease perpetually bought off. That means the annual ground rent has been settled in advance. A homeowners' association fee of €263 applies.
What are the noise levels around this address?
Area-level data indicates road traffic noise of 66 dB Lden, which is above the noise norm, based on 2022 figures. Railway noise is 33 dB Lden, which stays below the norm, based on 2023 figures. These are indications at area level, not a measurement of this specific home.
What is the flood and climate risk for this area?
Area-level climate indications show elevated pluvial flooding and an elevated current flood risk, with flood risk by 2050 indicated as low. Heat stress is currently low but is indicated as medium by 2050. These are area-level indications from public data, not an inspection of this particular property.
Which supermarkets are closest to this apartment?
An Albert Heijn is about 146 metres away, so on your doorstep. A PLUS is around 697 metres away and a Lidl about 734 metres, both a short walk. Within five kilometres there are 62 supermarkets in total, so plenty of choice for daily groceries.
Which schools are near this home?
Two primary schools are very close: KBS St. Jan de Doper at about 142 metres and Openbare Basisschool De Hoge Raven at about 201 metres. Two more primary schools, Da Costa Basisschool Hoograven and KBS Ariëns, are both around 312 metres away. Secondary education is about 1.9 kilometres from the home.
What public transport options are available nearby?
The bus stop Utrecht, Constant Erzeijstraat is about 21 metres away, served by line 47. Utrecht, Hooft Graaflandstraat is about 115 metres away with line 1, and Utrecht, 't Goylaan about 117 metres with lines 1, 10, 34 and 47. Utrecht Vaartsche Rijn train station is about 1.3 kilometres away.
What is the neighbourhood like according to residents?
Residents across the wider district give an average score of 7.67, based on twenty reviews. One resident describes the area as social, child-friendly and green, with little traffic and homes around shared green spaces. Another says it is quiet and united, with everything within reach. These reviews cover the district rather than this specific neighbourhood.
How many homes are for sale in this neighbourhood?
In Nieuw Hoograven-Noord, two homes are currently for sale, with an average asking price of €429,000. The average price per square metre is €5,940, and the average living area is 73 square metres. Eleven homes were sold recently, with an average sale price of €440,091.
