A classic Utrecht apartment with a keen price
This apartment on Havikstraat 45J sits in the Vogelenbuurt, a pre-war neighbourhood in Utrecht's Noordoost district. Built in 1920, the home has a classic brick facade and a central location that puts the city's daily life within easy reach. The asking price of €465,000 is keen compared with the neighbourhood average, coming in 28% below the average asking price of €643,591. For context, the average asking price per m² in the neighbourhood is €7,744, while this home is listed at €6,739 per m². If you're looking at [apartments in Utrecht], this one stands out for its price position.
The home itself
This two-room apartment spans two floors and includes one bedroom and one bathroom. The living area is listed at 69 m² by the agent, while the BAG registration records 73 m². The home is located on the first living floor and has a volume of 253 m³. According to the agent, the property features double glazing and a central heating boiler. It sits on a quiet road in a residential area. The monthly homeowners' association fee is €171.
Life in the Vogelenbuurt
Residents of the district give their living environment an average score of 6.79, based on seven reviews. One resident describes it as "a very nice place to grow up," noting that living close to Griftpark was great fun and that neighbourhood parties bring people together. Another resident, however, is critical, mentioning poorly maintained streets and student nuisance. The district has about 3,990 inhabitants, with a high share of single-person households at 61%. The neighbourhood has a mix of ages, with 40% of residents between 25 and 45. For a fuller picture of what it's like to live here, you can read more about [the Vogelenbuurt neighbourhood].
Amenities and transport
Daily errands are easy from this address. The nearest supermarket, an Albert Heijn, is just around the corner, and a Jumbo is a couple of streets away. For primary education, Openbare Basisschool De Koekoek is on your doorstep, and there are several other schools within a ten-minute walk. The nearest GP, Huisartsen Binnenstad, is a couple of streets away, and the pharmacy Service Apotheek Koert Binnenstad is nearby. Bus line 1 stops at Utrecht, Willem van Noortstraat, just around the corner, and Utrecht Centraal station is a ten-minute walk. The municipality of Utrecht offers a wide range of amenities and services, as you can see on the page for [the municipality of Utrecht].
WOZ value and address data
The WOZ value of this home is €472,000 as of 1 January 2025. The asking price is 1% below this value. Between 2020 and 2025, the WOZ value rose by 33%, from €354,000 to €472,000. As for address-level risk indications, these are area-level figures, not an inspection of this specific home. The noise load from road traffic is 45 dB Lden, which is not above the noise standard. The foundation risk indication is elevated, partly because the building dates from before 1970. The current flood risk is elevated, while the risk of pluvial flooding at heavy rain is low. Heat stress is currently medium and is expected to remain medium in 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Morgen Makelaardij and Morgen Makelaardij on 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 Havikstraat 45J, Utrecht
How does the asking price compare to the neighbourhood average?
The asking price of €465,000 is 28% below the average asking price in the Vogelenbuurt, which is €643,591. The average asking price per m² in the neighbourhood is €7,744, while this home is listed at €6,739 per m². This makes the price keen compared with the neighbourhood average.
What is the layout of this apartment?
The apartment has two rooms in total: one bedroom and one bathroom, spread over two floors. The living area is listed at 69 m² by the agent, while the BAG registration records 73 m². The home is located on the first living floor and has a volume of 253 m³.
What is the WOZ value of this home?
The WOZ value is €472,000, as determined by the municipality on 1 January 2025. The asking price is 1% below this value. Over the past five years, the WOZ value has increased by 33%, from €354,000 in 2020 to €472,000 in 2025.
What is the foundation risk for this property?
The foundation risk indication for this address is elevated. This is an area-level indication based on public data, not an inspection of this specific home. The building dates from 1920, and in this postcode area, 96% of properties were built before 1970. According to the Klimaateffectatlas, 6% of properties in this neighbourhood have an elevated risk of pile rot.
What amenities are within walking distance?
The nearest supermarket, an Albert Heijn, is about 380 metres away, and a Jumbo is about 400 metres away. Openbare Basisschool De Koekoek is just 137 metres away. The nearest GP, Huisartsen Binnenstad, is 330 metres away, and the pharmacy Service Apotheek Koert Binnenstad is 338 metres away. Bus line 1 stops at Utrecht, Willem van Noortstraat, 127 metres away.
What is the neighbourhood like according to residents?
Residents of the district give their living environment an average score of 6.79, based on seven reviews. One resident says it's "a very nice place to grow up," mentioning the proximity to Griftpark and neighbourhood parties. Another resident is critical, citing poorly maintained streets and student nuisance. The district has about 3,990 inhabitants, with 61% single-person households.
What is the energy label of this home?
The energy label is C. This means the home has a moderate energy efficiency rating. The agent also states that the home has double glazing. With label C, you can expect reasonable energy costs, though they will be higher than with more efficient labels.
How far is the nearest train station?
Utrecht Centraal station is about 1.3 kilometres away, which is roughly a ten-minute walk. This gives you direct access to national rail connections. The nearest bus stop, Utrecht, Willem van Noortstraat, is just 127 metres away and is served by bus line 1.
