Esdoornstraat 5
2e Daalsebuurt en omgeving, Utrecht
NeighbourhoodA pre-war apartment on a quiet street
This ground-floor apartment on Esdoornstraat 5 sits in the 2e Daalsebuurt en omgeving, a lively part of Utrecht where the streets have a distinctly pre-war character. The asking price of €425,000 is 3% below the WOZ value, which puts it on the sharp side compared with the average asking price of €485,469 for homes in this neighbourhood. For context, the average price per m² here is €6,597, while this home is listed at €7,083 per m² based on the agent's floor area. If you're looking at [apartments in Utrecht], this one stands out for its price relative to the municipal valuation.
A compact home with a garden
Built in 1913, this apartment has 2 rooms, 1 bedroom and 1 bathroom on a single floor. The living area is 65 m² according to the BAG registration, while the agent lists 60 m². The home has a rear garden of 17 m² facing north-east, accessible via the back alley. It comes with full ownership, and there is a monthly HOA fee of €55. According to the agent, the insulation includes roof insulation, partial double glazing and floor insulation, and the heating runs on a combi boiler. The property is situated on the ground floor, on a quiet road in a residential area with a free view.
Life in the 2e Daalsebuurt en omgeving
Residents of the wider district give their living environment an average score of 7.32, based on 15 reviews. One resident, who has lived in Zuilen for 26 years, calls it one of the best neighbourhoods in Utrecht, with shops, schools, buses and the train station all nearby, and the Julianapark just around the corner. Another resident notes that the neighbourhood is getting greener, though there is room for improvement, and mentions that it always feels safe thanks to good social control. The area is home to about 3,970 people, many of them young adults between 25 and 45. The neighbourhood has 16 homes currently for sale, with prices ranging from €250,000 to €650,000. For more on [the 2e Daalsebuurt en omgeving neighbourhood], you can see how it compares.
Daily life and getting around
For groceries, you have a PLUS supermarket just around the corner, and an Albert Heijn, Aldi and Ekoplaza all a couple of streets away. There are several primary schools nearby, including P.c. basisschool de Boermerang and KBS De Pijlstaart, as well as the secondary school Al Amana College Utrecht. The nearest GP is Huisartsenpraktijk Gezondheidscentrum Ondiep, and the pharmacy Apotheek Ondiep is right next to it. For public transport, bus stop Utrecht, Viaduct is on your doorstep with line 3, and Utrecht, David van Mollemstraat is just around the corner with lines 3, 6, 7 and 27. The nearest train station is Utrecht Zuilen, a ten-minute walk away. All of this is part of [the municipality of Utrecht], which offers a wide range of amenities.
WOZ value and address data
The WOZ value of this home is €439,000 as of 1 January 2025, and the asking price is 3% below that. Between 2020 and 2025, the WOZ value rose by 72%, from €255,000 to €439,000. As for the address, there are some area-level indications to be aware of. The noise from road traffic is 58 dB Lden, which is above the norm, and railway noise is 61 dB Lden, also above the norm, while aircraft noise is 41 dB Lden, below the norm. The foundation risk indication is medium, partly because the building dates from before 1970. For climate risks, the indication for pluvial flooding is medium, as is the current flood risk, while the flood risk for 2050 is low. Heat stress is currently medium and is expected to remain medium in 2050. 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 Lauteslager Makelaars and their listing 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 Esdoornstraat 5, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €425,000 is 3% below the WOZ value of €439,000, which was set on 1 January 2025. This means the asking price is slightly lower than the municipal valuation. The WOZ value is not the same as the market value, but it is often used as a reference point. The average asking price for homes in this neighbourhood is €485,469, so this home is priced below that average.
What is the layout of this apartment?
According to the agent, this ground-floor apartment has 2 rooms, 1 bedroom and 1 bathroom, all on a single floor. The living area is listed as 60 m² by the agent, while the BAG registration states 65 m². There is a rear garden of 17 m² facing north-east, accessible via the back alley. The home also has a volume of 253 m³.
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. The agent mentions that the home has roof insulation, partial double glazing and floor insulation, which may help. However, the label itself indicates that there is room for improvement compared to more efficient homes. It is a fact about the home's energy performance, not a judgement on its condition.
What are the noise levels like at this address?
According to area-level data, the noise from road traffic is 58 dB Lden, which is above the Dutch noise norm. Railway noise is 61 dB Lden, also above the norm. Aircraft noise is 41 dB Lden, which is below the norm. These are indications for the area, not measurements taken at the property itself. If noise is a concern, you may want to consider this information.
What is the foundation risk for this home?
The foundation risk indication for this address is medium. This is based on area-level data, as the building was constructed before 1970, and in this postcode area, 93% of properties were built before 1970. According to the Klimaateffectatlas, 2% of properties in this neighbourhood have an elevated risk of paalrot. This is an indication, not an inspection of this specific home.
What supermarkets are nearby?
There is a PLUS supermarket just around the corner at about 344 metres. An Albert Heijn, Aldi and Ekoplaza are all about 524 metres away, which is a couple of streets. There is also another Albert Heijn at 712 metres. With several options within a short walk, you have plenty of choices for your daily groceries.
Which schools are close to this apartment?
There are several schools within walking distance. P.c. basisschool de Boemerang is a primary school about 364 metres away, and KBS De Pijlstaart is another primary school at 565 metres. For secondary education, Al Amana College Utrecht is at 551 metres. There are also other primary schools like Basisschool Jules Verne and Montessori Kind Centrum LEF nearby.
How far is the nearest train station?
The nearest train station is Utrecht Zuilen, which is about 1,026 metres away, or roughly a ten-minute walk. This makes it convenient for commuting or travelling to other parts of the country. There are also several bus stops nearby, with lines 3, 6, 7 and 27 serving the area.
What is the neighbourhood like according to residents?
Residents of the wider district give their living environment an average score of 7.32 out of 10, based on 15 reviews. One resident who has lived in Zuilen for 26 years says it is one of the best neighbourhoods in Utrecht, with everything within reach. Another resident mentions that the neighbourhood is getting greener and that it always feels safe. These reviews reflect the district, not just this specific neighbourhood.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home increased by 72%, from €255,000 to €439,000. This shows a significant rise in the municipal valuation over the period. The reference date for the current WOZ value is 1 January 2025. This development is based on official data and gives an indication of how the value has changed.
Statistics for 2e Daalsebuurt en omgeving
Figures on residents, liveability and the housing market
| Sale price | €492,775 | €495,000 |
|---|---|---|
| Sale per m² | €6,637 | – |
| Rent price | €1,452 p/m | €1,452 p/m |
| Rent per m² | €26 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 | €490,674 | €468,536 |
|---|---|---|
| Sale per m² | €6,261 | – |
| Rent price | €1,849 p/m | €1,793 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 | €594,392 | €545,276 |
|---|---|---|
| Sale per m² | €6,538 | – |
| Rent price | €1,906 p/m | €1,879 p/m |
| Rent per m² | €24 p/m | – |
Location and amenities
Esdoornstraat 5, 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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