Croeselaan 106
Dichterswijk, Utrecht
NeighbourhoodA 1935 apartment in Dichterswijk
This ground-floor apartment on Croeselaan sits in Dichterswijk, a neighbourhood in the Zuidwest district of Utrecht. Built in 1935, the home is part of a lively urban area with a very high address density. The asking price of €480,000 is 24% below the average asking price of €635,500 for apartments in Utrecht, which puts it on the low side compared to the local market. The listing does not state the energy label, so that information is missing.
Inside the home
The apartment has two rooms, one bedroom and one bathroom, spread over four floors. The living area is 75 m² according to the BAG registration, while the agent lists 74 m². The property is fully owned and comes with roof insulation, double glazing, HR glazing and wall insulation, plus a central heating boiler. It is located on the ground floor, on a quiet road in the centre of a residential area.
Life in Dichterswijk
Dichterswijk is a compact neighbourhood with around 5,800 residents, many of whom live alone. Residents of the district give an average score of 7.36 based on twelve reviews. One resident says: "Good and cosy," adding that contact with fellow residents is friendly and attentive. Another resident, however, mentions that the neighbourhood is "becoming very criminal-like" and that they no longer dare to go outside in the evenings. These reviews reflect the wider district, not just this specific street. The neighbourhood has a mix of housing, with 57% owner-occupied homes. For more on the area, see the Dichterswijk neighbourhood.
Amenities and transport
For daily errands, the PLUS supermarket is just around the corner, and there are several other options within a ten-minute walk. Primary schools like Openbare Basisschool De Kleine Dichter are a couple of streets away, and secondary schools are also nearby. The nearest GP is Huisartsenpraktijk De Greev, and the pharmacy Apotheek Buijs is within walking distance. Bus stop Utrecht, Van der Goesstraat is on your doorstep with line 1, and Utrecht Centraal station is a ten-minute walk. The municipality of Utrecht offers extensive facilities, as you can see on the municipality of Utrecht.
WOZ value and address data
The WOZ value is €473,000 as of 1 January 2025, and the asking price is 1% above that value. Between 2020 and 2025, the WOZ value rose by 46%, from €324,000 to €473,000. As for address risks, the noise level from road traffic is 58 dB Lden, which is above the norm, while other noise sources are below the norm. The foundation risk indication is medium, and the area-level data shows that 4% of properties in this postcode area have an elevated risk of pile rot. Pluvial flooding risk is low, but current flood risk is medium. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including LIJDSMAN Makelaardij and LIJDSMAN Makelaardij 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 Croeselaan 106, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €480,000 is 1% above the WOZ value of €473,000, which was set on 1 January 2025. This means the asking price is slightly higher than the municipal valuation, but the difference is small. The WOZ value is not the same as the market value, but it gives an indication of how the municipality values the property for tax purposes.
What is the layout of this apartment?
According to the agent, the apartment has two rooms, one bedroom and one bathroom, spread over four floors. The living area is 75 m² according to the BAG registration, while the agent lists 74 m². The property is located on the ground floor and has a volume of 265 m³. It is a fully owned property, so there is no leasehold.
What is the energy label of this home?
The agent has not published this information. However, the listing does mention that the home has roof insulation, double glazing, HR glazing and wall insulation, which can affect energy efficiency. Without the official label, it is not possible to give a definitive rating.
What is the foundation risk for this property?
The foundation risk indication for this address is medium. This is based on area-level data, not an inspection of the specific home. The home was built in 1935, and in this postcode area, 89% of properties were built before 1970. According to the Klimaateffectatlas, 4% of properties in this neighbourhood have an elevated risk of pile rot.
What are the noise levels like at this address?
The noise level from road traffic is 58 dB Lden, which is above the Dutch noise norm. Other noise sources are below the norm: railway noise is 44 dB, aircraft noise is 41 dB, and industrial noise is 45 dB. These are area-level indications based on data from the Atlas Leefomgeving, not measurements at the property itself.
Which supermarkets are nearby?
The nearest supermarket is PLUS, just around the corner at about 294 metres. Other options include AH to go at 621 metres, SPAR at 659 metres, and two Albert Heijn stores at 714 and 741 metres. All are within a ten-minute walk, making daily grocery shopping convenient.
Which schools are close to this apartment?
There are several schools within walking distance. The nearest primary school is Openbare Basisschool De Kleine Dichter at 390 metres, and odbs Puntenburg at 552 metres. For secondary education, Descart is at 883 metres and Christelijk Gymnasium Utrecht at 937 metres. All are within a ten-minute walk.
What public transport options are available?
The nearest bus stop is Utrecht, Van der Goesstraat, just 55 metres away, served by line 1. Another stop, Utrecht, Brederoplein, is at 337 metres, also with line 1. Utrecht Centraal train station is 664 metres away, about a ten-minute walk, offering national rail connections.
How has the WOZ value developed over the past five years?
The WOZ value has increased by 46% between 2020 and 2025, from €324,000 to €473,000. This shows a significant rise in the municipal valuation over the period. The current WOZ value is €473,000 as of 1 January 2025, and the asking price is 1% above that.
What is the neighbourhood like according to residents?
Residents of the district give an average score of 7.36 out of 10, based on twelve reviews. One resident says: "Good and cosy," and mentions friendly and attentive contact with fellow residents. Another resident, however, says the neighbourhood is "becoming very criminal-like" and that they no longer dare to go outside in the evenings. These reviews reflect the wider district, not just this specific street.
Experiences from Dichterswijk
How residents experience their neighbourhood
This neighbourhood used to be a deprived area with many problems. Now a lot of new buildings have been built. But behind the walls of the houses, there are still problems. Apart from that, there are many racists living here. The neighbourhood has been nicely renovated and looks better than before. In the meantime, schools have been renovated for the little children.
Auto-translated to English by AIStatistics for Dichterswijk
Figures on residents, liveability and the housing market
| Sale price | €635,500 | €575,000 |
|---|---|---|
| Sale per m² | €6,607 | – |
| Rent price | €2,002 p/m | €1,995 p/m |
| Rent per m² | €26 p/m | – |
Experiences from Zuidwest
How residents experience their district
The houses are going to the immigrant community and status holders AZC. Neighbourhood is getting dirtier, stinks, neighbourhood no longer has neighbour contacts, everyone just does their own thing.
Auto-translated to English by AIGoing well, contact with fellow residents friendly and attentive
Auto-translated to English by AIDon't dare to go outside in the evenings anymore
Auto-translated to English by AISuch a beautiful neighbourhood and it keeps getting more beautiful, especially with the improvements to the Jutfaseweg.
Auto-translated to English by AIA pleasant, easily accessible neighbourhood with many amenities, close to the centre. Great!
Auto-translated to English by AIAt the moment the neighbourhood is not very safe. Drugs are traded on the car park, laughing gas is also used, cartridges lie on the car park. Then the rubbish bins... are emptied poorly, everyone dumps bulky waste next to them... So yes, the neighbourhood is going downhill fast! Enforcement is hard to find, as is the police.
Auto-translated to English by AIIt's a good neighbourhood to live in with a large shopping centre a 5-minute walk away, two smaller ones on either side of the large shopping centre, and then the city centre is 5-6 minutes away by tram. There is a secondary school (Unic), a public primary school (Anne Frank School) and an international primary school in the area. There is also a sports club nearby where children can join for tennis, hockey, football, gymnastics, baseball, etc. There are bus stops everywhere and a tram runs through the neighbourhood, making it easily accessible. There are plenty of playgrounds, although they could do with a bit of sprucing up. It's a fairly quiet neighbourhood and I've never really had any trouble with people. There is little to no unrest in the area and there is also a police station close by. The streets can be dirty now and then, but there are always people from the neighbourhood who voluntarily keep them clean themselves. Sometimes the rubbish can sit by the bins a bit too long. There is greenery everywhere and there is a park nearby where you can enjoy a lovely walk in the evening. The only thing missing is a clear sense of community in the neighbourhood, but they are trying to create more togetherness with the neighbourhood drinks that are held, the community centre and the regular meetings.
Auto-translated to English by AIIt's always safe during the day, but walking the streets at night in the dark is impossible as a woman. Also often seen police chases near shopping centre Nova. Housing is good. More and nicer greenery would improve the neighbourhood. As would making it car-free and banning mopeds.
Auto-translated to English by AIStatistics for Zuidwest
Figures on residents, liveability and the housing market
| Sale price | €536,367 | €463,340 |
|---|---|---|
| Sale per m² | €6,689 | – |
| Rent price | €1,752 p/m | €1,769 p/m |
| Rent per m² | €23 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 | €593,036 | €543,827 |
|---|---|---|
| Sale per m² | €6,525 | – |
| Rent price | €1,906 p/m | €1,874 p/m |
| Rent per m² | €24 p/m | – |
Location and amenities
Croeselaan 106, 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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