Gansstraat 9H
Watervogelbuurt, Utrecht
AreaA bright start in Utrecht Oost
This apartment on the Gansstraat sits in the lively Watervogelbuurt, part of Utrecht's Oost district. The area has a friendly, community feel, with residents praising the safe streets and the mix of housing styles. At €339,000, the asking price was 32% below the neighbourhood average of €499,737, which made it a sharp entry point into this part of the city. For context, apartments in Utrecht typically go for more. This home has not been online since 28 September 2026.
Inside the home
Built in 2013, this two-room apartment on the third floor covers 49 m², with one bedroom and a French balcony. The agent described it as fully insulated, with a central heating boiler. The monthly homeowners' association fee was €136.30. The energy label was A, which was an efficient label, so expect relatively modest energy costs.
The Watervogelbuurt
Residents of the wider district give their living environment an average score of 7.6, based on eleven reviews. One resident says: "The neighborhood is considered safe, has an active and engaged community, and is well maintained." Another notes: "It's a good neighbourhood but a lot could also be better in terms of cleanliness, parking, safety." The district includes green spaces like Wilhelminapark and Oosterspoorbaan, and the centre is within reach. With 2,300 inhabitants, the neighbourhood is compact and urban, with a high address density. The Watervogelbuurt neighbourhood is part of this larger picture.
Daily life and connections
For groceries, Jumbo is on your doorstep, Coop just around the corner, and Albert Heijn a couple of streets away. The Agatha Snellenschool is a five-minute walk, and the Utrechts Stedelijk Gymnasium is a ten-minute walk. The nearest GP is Huisartsenpraktijk De Greev, and the pharmacy Apotheek Boswijk is just around the corner. Bus stops at Tolsteegbrug and Sterrenwijk are within a couple of minutes' walk, with lines 2 and 9, 29, 341 respectively. Utrecht Vaartsche Rijn station is a five-minute walk, and the tram stop there connects to lines 8, 9, 20, 21, 29, 47, N4, and 341. The municipality of Utrecht offers all this and more.
WOZ value and address data
The WOZ value on 1 January 2025 was €378,000, and the asking price was 10% below that. Between 2020 and 2025, the WOZ value rose by 49%, from €254,000 to €378,000. As for the area, the road traffic noise level is 54 dB Lden, which is above the norm, while railway noise is 42 dB Lden, below the norm. The foundation risk indication is low, with 2% of properties in the area showing an elevated risk of pile rot. Pluvial flooding risk is low, but the current flood risk is elevated, dropping to low by 2050. Heat stress is low now, rising to medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
When this home was still on the market, it was offered via multiple channels, including Your House Makelaardij.
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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 Gansstraat 9H, Utrecht
How did the asking price compare to the WOZ value?
The asking price of €339,000 was 10% below the WOZ value of €378,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. This meant the asking price was lower than the official valuation, but that did not automatically make it a bargain; it was simply a fact about the pricing.
What is the layout of this apartment?
According to the agent, this apartment had two rooms, one bedroom, and was located on the third floor. The living area is 49 m², and the volume is 145 m³. There is a French balcony. The property is a portiekflat (a type of apartment with a shared entrance). The energy label is A, and the home is described as fully insulated with a central heating boiler.
What is the WOZ value and how has it developed?
The WOZ value on 1 January 2025 was €378,000. Over the past five years, the WOZ value had increased by 49%, from €254,000 in 2020 to €378,000 in 2025. This development is based on municipal data and reflects the general trend in property values in the area.
What are the noise levels in this area?
According to public data, the road traffic noise level at this address is 54 dB Lden, which is above the Dutch noise norm. Railway noise is 42 dB Lden, which is below the norm. These are area-level indications based on 2022 and 2023 data, not measurements taken at the property itself.
What is the foundation risk in this neighbourhood?
The foundation risk indication for this area is low. According to the Klimaateffectatlas, 2% of properties in the neighbourhood have an elevated risk of pile rot. This is an area-level indication, not an inspection of this specific home. It gives a general sense of the risk, but individual properties may differ.
What supermarkets are nearby?
There are several supermarkets within walking distance. Jumbo is about 174 metres away, Coop about 249 metres, and Albert Heijn about 344 metres. A second Albert Heijn is at 656 metres, and Lidl at 835 metres. This means you have a good choice for daily groceries.
How far is the nearest train station?
The nearest train station is Utrecht Vaartsche Rijn, which is about 276 metres away, roughly a five-minute walk. This station provides access to the national rail network. Additionally, there are bus and tram stops nearby, including Utrecht, Tolsteegbrug with bus line 2, and Utrecht, Sterrenwijk with lines 9, 29, and 341.
What schools are in the area?
The nearest primary school is Agatha Snellenschool, about 279 metres away. The Utrechts Stedelijk Gymnasium, a secondary school, is about 611 metres away. There are also other schools within a short distance, such as KBS Gertrudis and KBS Stepping Stones, both primary schools.
What is the neighbourhood like according to residents?
Residents of the wider district give an average score of 7.6 out of 10, based on eleven reviews. One resident says the neighbourhood is safe, has an active community, and is well maintained. Another mentions that cleanliness, parking, and safety could be improved. These reviews reflect the district, not just the Watervogelbuurt itself.
Is the apartment fully insulated?
According to the agent, the apartment was fully insulated. This means the home has insulation in the walls, roof, and floor, which helps with energy efficiency. The energy label is A, which is an efficient label. However, the label did not guarantee specific energy costs, as those depend on usage and other factors.
