A 1920s apartment in Utrecht's Watervogelbuurt
This apartment on the Gansstraat sits in the Watervogelbuurt, a lively part of Utrecht Oost where the city feels close at hand. The building dates from 1920, so it carries the character of a century-old street. The asking price of €335,000 is keen, coming in 36% below the average asking price of €523,118 for homes in this neighbourhood. For context, the price per square metre is €5,583 based on the BAG registration. This listing does not state the energy label, so that information is missing from the agent's description.
The home itself
The apartment has a living area of 60 square metres according to the BAG registration. The agent has not provided further details about the layout, such as the number of rooms or bedrooms, nor any information about outdoor space or installations. The year of construction is 1920, which is a fact about the building's age. Without more specifics from the listing, the description of the interior remains limited to what is officially registered.
Life in the Watervogelbuurt
Residents of the district of Oost, which includes this neighbourhood, give their living environment an average score of 7.71, based on thirteen reviews. One resident describes it as a quiet residential area within walking distance of the city, noting the mix of families, couples and singles that creates a pleasant atmosphere, though parking can be tight. Another resident, writing in English, says the neighbourhood is considered safe, has an active community, and is well maintained, with good schools and green spaces like Wilhelminapark and Oosterspoorbaan nearby. A third review is more mixed, mentioning that cleanliness, parking and safety could be better. These reviews reflect the wider district rather than the Watervogelbuurt specifically. The neighbourhood itself has around 2,260 residents, with a high share of single-person households at 63%.
Amenities and transport
Daily errands are well covered here. The Coop supermarket is just around the corner, with Jumbo and Albert Heijn a short walk further. For schools, the Agatha Snellenschool for primary education is a couple of streets away, and the Utrechts Stedelijk Gymnasium for secondary education is within a ten-minute walk. The nearest GP is Huisartsenpraktijk Bosboomstraat, and Apotheek Boswijk pharmacy is. Public transport is convenient: the bus stop Utrecht, Sterrenwijk is on your doorstep with lines 9, 29 and 341, and the tram stop Utrecht, Station Vaartsche Rijn is a five-minute walk with lines 8, 9, 20, 21, 29, 47, N4 and 341. Utrecht Vaartsche Rijn train station is just 331 metres away, and the Diakonessenhuis hospital is within walking distance. These connections tie into the wider network of the municipality of Utrecht.
WOZ value and address data
The WOZ value of this home is €377,000, as determined by the municipality on 1 January 2025. The asking price of €335,000 sits 11% below this valuation, a precomputed comparison that reflects the relationship between the two figures. The WOZ value is the municipal assessment for tax purposes, not the current market value. Regarding the address, there are some area-level indications to note. The road traffic noise is measured at 59 dB Lden, which is above the noise standard, while railway noise is at 48 dB Lden, below the standard. The foundation risk indication is medium, based on the building being constructed before 1970 and the KCAF attention area where 78% of properties in this postcode area predate 1970. For pluvial flooding during heavy rain, the indication is medium, while the current flood risk is low and the heat stress indication is low, rising to medium by 2050. These are public risk data at the address level, providing indications for the area rather than an inspection of this specific home.
Source and agent
At the time of writing, this home is offered via Makelaarsland as the sole channel. The listing is presented through this single agent, and the details provided are limited to what has been published there.
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Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
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 Gansstraat 161ABS, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €335,000 is 11% below the WOZ value of €377,000, which was set by the municipality on 1 January 2025. The WOZ value is the official valuation for tax purposes, not the current market value. This comparison is precomputed and simply states the relationship between the two figures, without drawing any conclusion about whether the price is high or low.
What is the energy label of this apartment?
The agent has not published this information, so it is not possible to say what label applies to this home. Without this detail, the energy performance of the apartment remains unknown, and no assumptions can be made about insulation or heating costs based on the available data.
What is the living area of this apartment?
According to the BAG registration, the living area is 60 square metres. This is the official figure used for the price per square metre calculation, which comes to €5,583. The agent has not provided any additional details about the layout, such as the number of rooms or bedrooms, so the interior configuration is not described in the listing.
What is the foundation risk for this property?
The foundation risk indication for this address is medium, based on area-level data. The building was constructed in 1920, before 1970, and the postcode area is a KCAF attention area where 78% of properties were built before that year. In this neighbourhood, 2% of properties have an elevated risk of pile rot, according to the Klimaateffectatlas. These are indications for the area, not an inspection of this specific home.
How noisy is the location?
The road traffic noise at this address is measured at 59 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is measured at 48 dB Lden, which is below the noise standard, based on 2023 data. These figures come from public risk data at the address level and reflect the acoustic environment of the area, not an assessment of the home's sound insulation.
What supermarkets are nearby?
The nearest supermarket is Coop at 390 metres, followed by Jumbo at 427 metres and Albert Heijn at 587 metres. A Lidl is at 703 metres and a PLUS at 776 metres. These distances mean groceries are within a short walk, with the closest options just around the corner from the apartment.
Which schools are close to this apartment?
The Agatha Snellenschool for primary education is 492 metres away, and KBS Stepping Stones is at 676 metres. For secondary education, the Utrechts Stedelijk Gymnasium is at 525 metres, and the Kromme Rijn College for special secondary education is at 431 metres. The Prof. Kohnstammschool for primary education is at 704 metres. These schools are all within a ten-minute walk.
What public transport options are available?
The bus stop Utrecht, Sterrenwijk is 169 metres away, served by lines 9, 29 and 341. The tram stop Utrecht, Station Vaartsche Rijn is at 352 metres, with bus and tram lines 8, 9, 20, 21, 29, 47, N4 and 341. Utrecht Vaartsche Rijn train station is 331 metres away, providing rail connections. The bus stop Utrecht, Tolsteegbrug with line 2 is at 416 metres.
What is the neighbourhood like according to residents?
Residents of the district of Oost, which includes the Watervogelbuurt, give their area an average score of 7.71 based on thirteen reviews. One resident describes it as a quiet residential area within walking distance of the city, with a mix of households and a pleasant atmosphere, though parking can be scarce. Another notes it is considered safe, well maintained, and has good schools and green spaces. A third review mentions that cleanliness, parking and safety could be better.
Why are there no property details in this listing?
The listing does not state the energy label, and the agent has not provided details about the layout, such as the number of rooms or bedrooms, or any information about outdoor space or installations. The address itself is complete, so the location and neighbourhood data are accurate, but the property-specific features are not published in the listing.
