A bright apartment on the fifth floor
This apartment on Heemstedelaan 105 sits in Nieuw Hoograven-Noord, a lively part of Utrecht's Zuid district. Built in 2008, it offers a modern living space with an A+ energy label, which is efficient. The asking price is €500,000. For context, apartments in Utrecht vary widely in price, and this one sits within that range.
Inside the home
The apartment spans one floor and includes three rooms, two bedrooms, and one bathroom. It is fully insulated and heated by a central heating boiler. You have a balcony, and the property is on the fifth floor. The ground lease is perpetual and has been bought off, so there is no annual ground rent. The homeowners' association fee is €188.88 per month. According to the BAG registration, the living area is 78 m², while the agent lists it as 80 m².
Life in Nieuw Hoograven-Noord
Residents of the wider district, which includes this neighbourhood, give it an average score of 7.67 based on twenty reviews. One resident describes the area as "social, child-friendly and green," noting that streets have little traffic and homes often surround shared green spaces. Another says it is "quiet and united," with everything within reach. The district has a village-like feel, partly because it is separated from the city by a park and forts. The Nieuw Hoograven-Noord neighbourhood itself is home to about 2,275 people, with a mix of ages and household types.
Amenities and getting around
For daily errands, the Albert Heijn is on your doorstep, with PLUS and Lidl a couple of streets away. Primary schools are close: KBS St. Jan de Doper is just around the corner, and Openbare Basisschool De Hoge Raven is a five-minute walk. The nearest GP is Huisartsenpraktijk De Greev, a ten-minute walk, and the pharmacy Apotheek Nieuw Plettenburgh is just around the corner. Bus stops are nearby, including Utrecht, Constant Erzeijstraat with line 47, and Utrecht, 't Goylaan with lines 1, 10, 34, and 47. Utrecht Vaartsche Rijn train station is a ten-minute walk. The municipality of Utrecht offers extensive amenities and transport links.
WOZ value and address data
The WOZ value for this property is €515,000 as of 1 January 2025, and the asking price is 3% below that value. Between 2020 and 2025, the WOZ value rose by 58%, from €325,000 to €515,000. As for address-level risks, the noise from road traffic is 48 dB Lden and from rail traffic 33 dB Lden, both below the noise standard. The foundation risk indication is low. For climate, pluvial flooding at heavy rain is elevated, and the current flood risk is elevated, though by 2050 it is projected to be low. Heat stress is currently low but 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 Punt Makelaars Leidsche Rijn and other listings.
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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 Heemstedelaan 105, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €500,000 is 3% below the WOZ value of €515,000, which was set on 1 January 2025. This means the asking price is slightly lower than the municipal valuation. The WOZ value is not the market value, but it is a reference point used by the municipality for taxes. The price per square metre, based on the agent's listed area of 80 m², is €6,250.
What is the layout of this apartment?
The apartment has three rooms in total, including two bedrooms and one bathroom. It is located on the fifth floor and spans a single floor. The living area is 78 m² according to the BAG registration, while the agent lists it as 80 m². There is a balcony, and the property is fully insulated with a central heating boiler. The volume of the home is 254 m³.
What is the energy label and what does it mean?
The energy label is A+, which is an efficient label. This means the home is likely to have lower energy costs compared to less efficient labels. The home is described as fully insulated, which supports its efficiency. In the neighbourhood, only 15.4% of the homes for sale have an A+ label, so this is relatively uncommon. The label is based on the property's characteristics and is not a measure of its condition.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data from the Atlas Leefomgeving. This is an area-level indication, not an inspection of this specific home. It suggests that, based on regional data, foundation issues are not a major concern here. However, this does not replace a professional inspection if you are considering the property.
What are the flood and heat stress risks?
According to the Klimaateffectatlas, the current flood risk is elevated, and pluvial flooding at heavy rain is also elevated. By 2050, the flood risk is projected to be low. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications based on public data, not a specific assessment of this property. They provide a general picture of climate-related risks in the area.
What public transport options are nearby?
There are several bus stops within a short walk. Utrecht, Constant Erzeijstraat is 68 metres away and serves bus line 47. Utrecht, 't Goylaan is 95 metres away with lines 1, 10, 34, and 47. Utrecht, Hooft Graaflandstraat is 141 metres away with line 1. The nearest train station is Utrecht Vaartsche Rijn, which is 1.3 km away, about a ten-minute walk.
What schools are close to this apartment?
Several primary schools are within walking distance. KBS St. Jan de Doper is 133 metres away, Openbare Basisschool De Hoge Raven is 212 metres away, and Da Costa Basisschool Hoograven is 319 metres away. There are also other options like KBS Ariëns and Blauwe Aventurijn within 500 metres. For secondary education, the nearest school is about 1.9 km away.
How has the WOZ value developed over the past five years?
The WOZ value has increased significantly over the past five years. In 2020, it was €325,000, and by 2025 it had risen to €515,000. This represents a 58% increase over that period. The value has grown each year, with a slight dip in 2023 when it went from €402,000 to €400,000, before rising again. This reflects the general trend in the Utrecht housing market.
What is the neighbourhood like according to residents?
Residents of the wider district, which includes Nieuw Hoograven-Noord, give it an average score of 7.67 out of 10, based on twenty reviews. One resident describes it as "social, child-friendly and green," with little traffic and homes around shared green spaces. Another says it is "quiet and united," with everything within reach. The district has a village-like feel, partly due to its separation from the city by a park and forts.
What is the homeowners' association fee?
The homeowners' association fee is €188.88 per month. This fee is typically used for the maintenance of common areas, such as the building's exterior, stairwells, and any shared facilities. The exact coverage depends on the association's budget and regulations. It is a recurring cost to consider when budgeting for this apartment.
