Heemstedelaan 21
Nieuw Hoograven-Noord, Utrecht
AreaA modern apartment in Nieuw Hoograven-Noord
This apartment on Heemstedelaan 21 sits in Nieuw Hoograven-Noord, a lively part of Utrecht's Zuid district. The area is very strongly urban, with a high address density, yet the home itself is set in a residential street. Built in 2008, it has an A++ energy label, which is an efficient label. The asking price of €445,000 is sharp compared with the average for apartments in Utrecht, and it sits below the typical price per square metre in the neighbourhood.
Inside the home
According to the agent, the apartment has three rooms, two bedrooms and one bathroom, all on a single floor. The living area is listed as 70 m² by the agent, while the BAG registration records 72 m². The home is fully insulated and heated by a central heating boiler. There is a balcony and a parking space, and the property is held under perpetual leasehold that has been bought off, so no ground rent is due. The homeowners' association fee is €250 per month.
Life in Nieuw Hoograven-Noord
Residents of the wider district, which includes Lunetten, give it an average score of 7.67 out of 10, based on 20 reviews. One resident describes the area as social, child-friendly and green, noting that streets have little traffic and that many homes sit around shared green spaces. Another says it is quiet and united, with everything within reach. The district has a village-like feel, separated from the city by a park and forts that are part of UNESCO heritage. The neighbourhood itself has around 2,275 residents, and a quarter of the homes are owner-occupied. For more on the area, see the Nieuw Hoograven-Noord neighbourhood.
Amenities and transport
The Albert Heijn is on your doorstep, with a PLUS and a Lidl just around the corner. KBS St. Jan de Doper primary school is a couple of streets away, and Openbare Basisschool De Hoge Raven is a five-minute walk. The pharmacy is just around the corner, and the nearest GP is a ten-minute walk. Bus stops are close by: Utrecht, Constant Erzeijstraat is on your doorstep with line 47, and Utrecht, 't Goylaan is just around the corner with lines 1, 10, 34 and 47. Utrecht Vaartsche Rijn station is a ten-minute walk. The municipality of Utrecht offers a wide range of services and facilities nearby.
WOZ value and address data
The WOZ value for this home is €484,000, based on the reference date of 1 January 2025. The asking price is 8% below the WOZ value. Between 2020 and 2025, the WOZ value rose by 60%, from €302,000 to €484,000. At the address level, road traffic noise is measured at 48 dB Lden and railway noise at 33 dB Lden, both below the noise standard. The foundation risk indication is low. For climate, pluvial flooding at heavy rain is elevated, as is the current flood risk, while the flood risk for 2050 is low. Heat stress is currently low but is expected to be 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 Van As & Van Hooff Makelaars.
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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 21, Utrecht
How does the asking price compare with the WOZ value?
The asking price is €445,000, while the WOZ value is €484,000 as of 1 January 2025. That means the asking price is 8% below the WOZ value. The WOZ value is the municipal valuation, not the current market value, but this gap is notable. The price per square metre, based on the agent's floor area of 70 m², is €6,357.
What is the layout of this apartment?
According to the agent, the apartment has three rooms in total: two bedrooms and one bathroom, all on a single floor. The living area is listed as 70 m² by the agent, while the BAG registration records 72 m². There is a balcony and a parking space. The property is fully insulated and has a central heating boiler.
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 relatively low energy costs compared with less efficient labels. The agent also states that the home is fully insulated. The label is based on the official registration and does not reflect the condition of the home itself.
What is the WOZ value and how has it changed?
The WOZ value is €484,000, based on the reference date of 1 January 2025. Over the past five years, the WOZ value has risen by 60%, from €302,000 in 2020 to €484,000 in 2025. This increase reflects the general trend in the area, but the WOZ value is set by the municipality and is not the same as the market value.
What are the risks for flooding and foundation?
At the address level, the foundation risk indication is low. For climate, pluvial flooding at heavy rain is elevated, and the current flood risk is also elevated. The flood risk for 2050 is low, while heat stress is currently low but is expected to be medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
What amenities are nearby?
The Albert Heijn supermarket is on your doorstep, with a PLUS and a Lidl just around the corner. The pharmacy is just around the corner, and the nearest GP is a ten-minute walk. Several primary schools are within a short walk, including KBS St. Jan de Doper and Openbare Basisschool De Hoge Raven. Utrecht Vaartsche Rijn station is a ten-minute walk away.
What is the neighbourhood like?
Nieuw Hoograven-Noord is part of the Zuid district in Utrecht. Residents of the wider district give it an average score of 7.67 out of 10, based on 20 reviews. One resident describes the area as social, child-friendly and green, with little traffic and shared green spaces. Another says it is quiet and united, with everything within reach.
Is there a homeowners' association fee?
Yes, the homeowners' association fee is €250 per month. This is stated in the listing. The fee typically covers shared costs such as maintenance of common areas, but the specific services are not detailed in the listing.
What is the ownership structure of the property?
The property is held under municipal leasehold, but the ground rent has been bought off in perpetuity. This means no annual ground rent is due. The leasehold is described as 'eeuwigdurend afgekocht', which translates to perpetually bought off, so the ownership is effectively freehold in terms of ground rent.
