A calm spot by the park
This apartment sits on the second floor of a portiekflat on Fortunadreef, in the Wolga- en Donaudreef en omgeving neighbourhood of Utrecht. The home looks out over a park and is part of a residential area, with the bustle of the city never far away. Built in 2008, it offers a modern layout with three rooms, two bedrooms and one bathroom. The asking price of €399,000 is 6% below the WOZ value, and compared with the average asking price in the neighbourhood, the price is keen.
The home itself
The apartment spans one floor and covers 81 m² of living space, with a volume of 268 m³. According to the agent, the home is fully insulated with double glazing, and it is heated by district heating. The layout includes a living room, two bedrooms and a bathroom, all on the same level. The home is set in a residential area, right by a park, which gives it a green outlook. The monthly homeowners' association fee is €15,700, a figure worth noting when budgeting.
Life in Wolga- en Donaudreef en omgeving
The neighbourhood is part of the Overvecht district, and residents here give their living environment an average score of 7.17, based on sixteen reviews. One resident says: "Things could be better, like installing cameras so we can see who dumps rubbish, but we also have an app so I have nothing to complain about; we help each other when we can." Another resident is less positive: "Overvecht is dirty, messy, noisy; sometimes it looks like a motorsport field with how they race at night. Rats run across you, it stinks outside, and there are many loitering youths, so safety is not great." These reviews reflect the district as a whole, not just this specific neighbourhood. The area counts around 4,900 residents, with a mix of ages and household types. For more on the local character, see the Wolga- en Donaudreef en omgeving neighbourhood.
Amenities and transport
Daily errands are easy from here. A Jumbo and an Aldi are both on your doorstep, just 90 metres away, and an Albert Heijn is a ten-minute walk. For primary education, Pc Basisschool Op Dreef is just around the corner, and there are several other schools within a short walk. The nearest GP, Huisartsenpraktijk De Neckar, and the BENU Apotheek Neckardreef are both a couple of streets away. Bus line 6 stops at Utrecht, Atlasdreef, just around the corner, and the train station Utrecht Overvecht is a ten-minute walk. The municipality of Utrecht offers all the amenities of a large city, and you can explore more via the municipality of Utrecht.
WOZ and address data
The WOZ value of the home is €424,000, based on the reference date 1 January 2025. The asking price of €399,000 is 6% below this value. Between 2020 and 2025, the WOZ value rose by 61%, from €263,000 to €424,000. As for the area, the noise levels from road, rail and air traffic are all below the relevant standards. The foundation risk indication is medium, with peat soil noted as sensitive to settlement, and this is an area-level indication rather than an inspection of this specific home. The climate risk data shows a medium indication for pluvial flooding during heavy rain, an elevated current flood risk, and a low flood risk by 2050, with medium heat stress both now and in 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Aldem Makelaardij B.V. and Aldem Makelaardij B.V. on Vastgoed Nederland.
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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 Fortunadreef 113, Utrecht
How does the asking price compare with the WOZ value?
The asking price is €399,000, while the WOZ value is €424,000 as of 1 January 2025. This means the asking price is 6% below the WOZ value. The WOZ value is the municipal valuation, not the current market value, but it gives a reference point. The price per square metre, based on the agent's listed living area of 81 m², is €4,926.
What is the layout of this apartment?
The apartment has three rooms in total, including two bedrooms and one bathroom, all on a single floor. The living area is 81 m², with a volume of 268 m³. It is located on the second floor of a portiekflat. The home is fully insulated with double glazing and is heated by district heating, according to the agent.
What is the WOZ value and how has it developed?
The WOZ value is €424,000, based on the reference date 1 January 2025. Over the past five years, the WOZ value has increased by 61%, from €263,000 in 2020 to €424,000 in 2025. This development is based on municipal data and reflects the general trend in property values in this area.
What are the noise levels like around this address?
The noise levels from road traffic are 45 dB Lden, from rail traffic 37 dB Lden, and from air traffic 40 dB Lden, all based on recent reference years. None of these exceed the relevant noise standards. These are area-level indications from public data, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is medium. The soil type is peat, which is noted as sensitive to settlement. This is an area-level indication based on public data, not an inspection of this specific home. The KCAF attention area notes that 100% of properties in this postcode area were built before 1970, though this home itself was built in 2008.
What supermarkets are nearby?
A Jumbo and an Aldi are both just 90 metres away, so they are on your doorstep. An Albert Heijn is about 1,036 metres away, which is roughly a ten-minute walk. A Lidl and an AH XL are also within about a kilometre. This makes daily grocery shopping very convenient.
How is the public transport in this area?
Bus line 6 stops at Utrecht, Atlasdreef, just 121 metres away, and also at Utrecht, Donaudreef and Utrecht, Oderdreef, all within a short walk. The nearest train station is Utrecht Overvecht, about 573 metres away, which is a ten-minute walk. This gives good options for getting around the city and beyond.
What do residents say about living in this district?
Residents of the Overvecht district, which includes this neighbourhood, give their living environment an average score of 7.17, based on sixteen reviews. One resident appreciates the mutual help among neighbours, while another mentions issues with cleanliness, noise and safety. These reviews reflect the district as a whole, not just this specific neighbourhood.
