Gansstraat 9H
Watervogelbuurt, Utrecht
NeighbourhoodA 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 is 32% below the neighbourhood average of €499,737, which makes it a sharp entry point into this part of the city. For context, apartments in Utrecht typically go for more.
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 describes it as fully insulated, with a central heating boiler. The monthly homeowners' association fee is €136.30. The energy label is A, which is 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 is 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
At the time of writing, the home is 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 does the asking price compare to the WOZ value?
The asking price of €339,000 is 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 means the asking price is lower than the official valuation, but that does not automatically make it a bargain; it is simply a fact about the pricing.
What is the layout of this apartment?
According to the agent, this apartment has two rooms, one bedroom, and is 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 has 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 is 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 does not guarantee specific energy costs, as those depend on usage and other factors.
Experiences from Watervogelbuurt
How residents experience their neighbourhood
It's a good neighbourhood but a lot could also be better in terms of cleanliness, parking, safety.
Auto-translated to English by AII moved to this neighbourhood 15 years ago with two children aged 12 and 10 respectively. I invited the neighbours over to get acquainted, but it never went further than a Christmas card and saying hello to each other. I was busy with the kids, work, studies, etc. At the time, I didn't have much need for it either, and everyone did their own thing. Shops and restaurants within walking distance, as well as bus and train connections. The little river Krommerijn flows past my house. Lots of pleasure boats and joggers going back and forth to Amelisweerd. A small park nearby where I can enjoy walking. Primary schools close by and I feel safe. The house itself is fine, but could be better insulated and have a toilet upstairs. The neighbourhood could do more for each other by doing things together and each according to their abilities. Being able to help each other if needed, keeping an eye out. The lower part of the housing is much older, and above the lower houses there is an apartment. Here mainly live single people or families with young children. I would like to get to know each other and the question is: how do I do it?
Auto-translated to English by AIStatistics for Watervogelbuurt
Figures on residents, liveability and the housing market
| Sale price | €499,737 | €450,000 |
|---|---|---|
| Sale per m² | €6,645 | – |
| Rent price | €1,786 p/m | €1,786 p/m |
| Rent per m² | €23 p/m | – |
Experiences from Oost
How residents experience their district
The 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 AIIt's a good neighbourhood but a lot could also be better in terms of cleanliness, parking, safety.
Auto-translated to English by AII think it's a very nice neighbourhood, because there are many things to do nearby, like going to parks and walking paths. I've seen many nice and different houses in this neighbourhood, for example at friends' places, and it's nice that not every house is the same. It is difficult to buy a house in this area due to the costs, but overall it is a safe and cosy place to live near Utrecht Central.
Auto-translated to English by AII moved to this neighbourhood 15 years ago with two children aged 12 and 10 respectively. I invited the neighbours over to get acquainted, but it never went further than a Christmas card and saying hello to each other. I was busy with the kids, work, studies, etc. At the time, I didn't have much need for it either, and everyone did their own thing. Shops and restaurants within walking distance, as well as bus and train connections. The little river Krommerijn flows past my house. Lots of pleasure boats and joggers going back and forth to Amelisweerd. A small park nearby where I can enjoy walking. Primary schools close by and I feel safe. The house itself is fine, but could be better insulated and have a toilet upstairs. The neighbourhood could do more for each other by doing things together and each according to their abilities. Being able to help each other if needed, keeping an eye out. The lower part of the housing is much older, and above the lower houses there is an apartment. Here mainly live single people or families with young children. I would like to get to know each other and the question is: how do I do it?
Auto-translated to English by AISafe, reasonably quiet
Auto-translated to English by AIArgument with the neighbour
Auto-translated to English by AIgood
Auto-translated to English by AIIt's nice to live in this neighbourhood because there is a very large student complex. It can be a bit noisy at times and the rubbish is not put away neatly. Furthermore, in spring we have a huge problem with the seagulls that live on our roofs. There are also hardly any facilities in the area in terms of shops. But it is easily accessible and close to the university. Also, it's super cosy to live with so many students and having a lot of nature in the surroundings is a luxury too.
Auto-translated to English by AIStatistics for Oost
Figures on residents, liveability and the housing market
| Sale price | €632,405 | €556,316 |
|---|---|---|
| Sale per m² | €7,333 | – |
| Rent price | €2,041 p/m | €2,053 p/m |
| Rent per m² | €28 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 | €623,987 | €536,769 |
|---|---|---|
| Sale per m² | €7,305 | – |
| Rent price | €1,913 p/m | €1,898 p/m |
| Rent per m² | €24 p/m | – |
Location and amenities
Gansstraat 9H, 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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