A calm start in Tuindorp-Oost
This apartment on the Fruinplantsoen sits in Tuindorp-Oost, a part of Utrecht where the streets feel settled and the pace is gentle. The asking price of €325,000 is keen, which means it sits below the average asking price for homes in this neighbourhood. For context, the average asking price here is €472,500, and this is the cheapest of the 24 homes currently for sale in the area. If you are looking at apartments in Utrecht, this one stands out for its price point.
The home itself
Built in 1967, this apartment sits on the second floor and covers 57 m² according to the agent, while the BAG registration lists 58 m². It has two rooms, one bedroom, and one bathroom, all on a single floor. The balcony is a nice touch, and the home comes with HR and HR+ glazing, which the agent highlights as insulation. Heating is via block heating, and the property is in full ownership. The monthly homeowners' association fee is €260.
Tuindorp-Oost
Tuindorp-Oost is a neighbourhood where residents seem to have mixed feelings, according to reviews from the wider district. One resident describes it as "a very nice place to grow up," mentioning the proximity to Griftpark and the neighbourhood parties that bring people together. Another speaks of a "village in the city" feel, with greenery and a car-free street that keeps things quiet. However, a third review is sharply critical, mentioning poorly maintained streets and a lack of social cohesion. Across the district, residents give an average score of 6.79, based on seven reviews. The neighbourhood has around 3,445 residents, and about 48% of households are single-person. For more on the area, see the Tuindorp-Oost neighbourhood.
Amenities and transport
Daily life here is convenient. The Albert Heijn is just around the corner, and there are other supermarkets within a ten-minute walk. Basisschool de Beiaard is on your doorstep, and there are several other primary schools a couple of streets away. The GP practice Huisartsenpraktijk Tuindorp Utrecht is a five-minute walk, and Apotheek de Gaard is nearby too. For public transport, the bus stop Utrecht, Van Everdingenlaan is just around the corner, with lines 5 and 30. Utrecht Overvecht train station is about 1.3 km away. This is all part of the municipality of Utrecht.
WOZ and address data
The WOZ value of this home is €372,000, based on the reference date of 1 January 2025. The asking price is 13% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 74%, from €214,000 to €372,000. As for the address, there are some area-level indications to note. The road traffic noise is measured at 52 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is medium, and the soil is clay. For climate, pluvial flooding at heavy rain is medium, and the current flood risk is elevated, though by 2050 it is expected to be low. Heat stress is 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 multiple channels, including Ludenhoff makelaars & taxateurs o.g. Amstelveen.
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Features
Details of this home
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Layout
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Outdoor space
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 Fruinplantsoen 87, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €325,000 is 13% below the WOZ value of €372,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. This means the asking price is lower than the official valuation, but that does not automatically imply anything about the final sale price.
What is the layout of this apartment?
According to the agent, this apartment has two rooms, one bedroom, and one bathroom, all on a single floor. The living area is 57 m² according to the agent, while the BAG registration lists 58 m². There is a balcony, and the home is located on the second floor. The property is in full ownership.
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 notes that the home has HR and HR+ glazing, which helps with insulation. However, the label itself does not tell you about the overall condition of the building.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data. The home was built in 1967 on clay soil, which may involve wooden piles or a shallow foundation. The groundwater level is expected to drop towards 2050, which could increase risk for wooden foundations. This is an area-level indication, not an inspection of this specific home.
What are the nearest supermarkets and schools?
The nearest supermarket is an Albert Heijn at about 513 metres, which is a five-minute walk. Other options include another Albert Heijn and a Jumbo within about 1.2 km. For schools, Basisschool de Beiaard is just 56 metres away, and Basisschool De Wissel is at 278 metres. There are also several other primary schools within a short walk.
How is the public transport in this area?
The nearest bus stop is Utrecht, Van Everdingenlaan, about 291 metres away, with bus lines 5 and 30. There are also stops at Utrecht, Sartreweg and Utrecht, De Gaard within about 374 metres. The nearest train station is Utrecht Overvecht, at about 1.3 km.
What do residents say about living in this district?
Residents of the district give an average score of 6.79, based on seven reviews. One resident says it is "a very nice place to grow up," mentioning Griftpark and neighbourhood parties. Another describes a "village in the city" feel with greenery and a car-free street. However, a third review is critical, mentioning poorly maintained streets and a lack of social cohesion. These reviews reflect the wider district, not just this neighbourhood.
How does the price per m² compare to the neighbourhood average?
The asking price per m² is €5,702, based on the agent's listed area of 57 m². The average asking price per m² in the neighbourhood is €5,643. So this home is priced slightly above the neighbourhood average per m², but the total asking price is below the average because the home is smaller than the typical property here.
