A sixth-floor apartment with a view
This apartment on Giessenplein 32 sits in the Rivierenwijk, a neighbourhood in the Zuidwest district of Utrecht. The home was built in 1990 and has an energy label C. With a living area of 73 square metres according to the agent, the asking price of €450,000 works out at €6,164 per square metre. The price is keen compared with the neighbourhood average asking price of €517,512, which is 13% lower. For context, apartments in Utrecht are listed across a wide range of prices.
The home itself
This apartment has three rooms, including two bedrooms and one bathroom, spread over one floor. It is located on the sixth floor and has a balcony. The property is in full ownership, so there is no leasehold. According to the agent, the home has double glazing and a central heating boiler. The setting is described as on a quiet road, in a residential area, with an unobstructed view. The living area is 73 square metres according to the agent, while the BAG registration lists 70 square metres.
Life in the Rivierenwijk
The Rivierenwijk neighbourhood is home to around 9,155 people, with a mix of ages and household types. Residents give the neighbourhood an average score of 7.03, based on three reviews. One resident says: "Such a beautiful neighbourhood and it keeps getting more beautiful, especially with the improvements to the Jutfaseweg." Another resident notes: "I can get to almost all my groceries or other necessities within 5 minutes by bike. But I do miss some green." A third review mentions concerns about safety and cleanliness, so opinions vary.
Amenities and transport
The Albert Heijn supermarket is just around the corner, and the Coop and Lidl are a couple of streets away. For primary education, Openbare Basisschool De Hoge Raven is a five-minute walk, and Da Costa Basisschool Hoograven is also nearby. The nearest GP is Huisartsenpraktijk De Greev, and the pharmacy Apotheek Nieuw Plettenburgh is a ten-minute walk. Bus stops at Utrecht, Socrateslaan and Utrecht, Europaplein-Oost are served by lines 1, 10 and 34. The nearest train station is Utrecht Vaartsche Rijn, about 1.5 kilometres away. The municipality of Utrecht offers a wide range of services and connections.
WOZ and address data
The WOZ value for this home is €470,000, based on the reference date of 1 January 2025. The asking price is 4% below the WOZ value. Between 2020 and 2025, the WOZ value rose by 60%, from €293,000 to €470,000. As for address-level risk indications, the noise from road traffic is 53 dB Lden, which is above the norm, while railway noise is 33 dB Lden, below the norm. The foundation risk indication is low, with 3% of properties in the area having an elevated risk of pile rot. Pluvial flooding at heavy rain is medium, and the current flood risk is elevated, though by 2050 it is expected to be low. 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 Atria Makelaardij and Funda.
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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 Giessenplein 32, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €450,000 is 4% below the WOZ value of €470,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also 13% below the average asking price in the neighbourhood, which is €517,512.
What is the layout of this apartment?
The apartment has three rooms, including two bedrooms and one bathroom, on a single floor. It is on the sixth floor and has a balcony. The living area is 73 square metres according to the agent, while the BAG registration lists 70 square metres. The home is in full ownership.
What is the energy label and what does it mean?
The energy label is C. This label indicates the home's energy performance, and with label C you can expect moderate energy costs. The agent also states that the home has double glazing and a central heating boiler. The energy label is not a measure of the structural condition of the home.
What is the foundation risk in this area?
The foundation risk indication for this address is low. According to the Klimaateffectatlas, 3% of properties in the area have an elevated risk of pile rot. This is an area-level indication, not an inspection of this specific home. No further details are provided in the listing.
What are the noise levels like at this address?
The road traffic noise is 53 dB Lden, which is above the Dutch noise norm. Railway noise is 33 dB Lden, which is below the norm. These figures come from public data for the year 2022 and 2023 respectively, and are area-level indications rather than measurements taken at the property itself.
What supermarkets are nearby?
The nearest supermarket is Albert Heijn, about 600 metres away, which is a ten-minute walk. The Coop is about 1 kilometre away, and there are two Lidl stores within about 1.1 kilometres. A PLUS supermarket is also about 1.1 kilometres from the home.
Which schools are close to this apartment?
Several primary schools are within walking distance. Openbare Basisschool De Hoge Raven is about 480 metres away, and Da Costa Basisschool Hoograven is about 515 metres away. There is also KBS Ariëns at 515 metres and Al Hambra at 532 metres. For secondary education, the nearest option is about 800 metres away.
What public transport options are available?
The nearest bus stop is Utrecht, Socrateslaan, about 230 metres away, served by lines 1, 10 and 34. Utrecht, Europaplein-Oost is about 320 metres away with the same lines. The nearest train station is Utrecht Vaartsche Rijn, about 1.5 kilometres away.
How do residents rate the Rivierenwijk neighbourhood?
Residents give the neighbourhood an average score of 7.03, based on three reviews. One resident praises the neighbourhood's beauty and improvements, while another appreciates the accessibility but misses green spaces. A third review raises concerns about safety and cleanliness, so experiences vary.
What is the asking price per square metre?
The asking price of €450,000, divided by the agent's stated living area of 73 square metres, comes to €6,164 per square metre. This is based on the agent listing. The neighbourhood average asking price per square metre is €7,275, so this home is priced below that average.
