Hendrika Van Tussenbroekplantsoen 2-1
Halve Maan-Zuid, Utrecht
AreaA quiet spot in Halve Maan-Zuid
This apartment sits in Halve Maan-Zuid, a calm corner of Utrecht West where the streets feel settled and the park is close by. The area is very strongly urban, with a high address density, yet the home itself looks out freely over the neighbourhood. At €375,000, the asking price is on the high side for the size, though it sits below the municipal valuation. For context, the supply of apartments in Utrecht varies widely in price, and this one is priced at €6,048 per square metre according to the agent.
Inside the home
Built in 1953, this portiekflat is a single-floor apartment with three rooms, one bedroom and one bathroom. The living area is 62 square metres, matching the BAG registration and the agent's listing. It has double glazing and a central heating boiler, and the balcony is a welcome extra. The home is offered as full ownership, with a homeowners' association fee of €225 per month. The energy label is C, which means moderate energy costs can be expected.
Life in Halve Maan-Zuid
Residents of the district West give their area an average score of 7.37, based on eleven reviews. One resident says: "Cosy, 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." Another notes: "Especially 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." A third resident describes it as "a reasonably quiet neighbourhood" but adds that "there is absolutely no social contact." The neighbourhood itself has about 1,420 inhabitants, with a mix of ages and household types. For a fuller picture, the Halve Maan-Zuid neighbourhood page offers more detail.
Amenities and transport
Daily errands are easy from here. The Albert Heijn is just around the corner, and a SPAR express is a ten-minute walk away. Two primary schools, KBS St. Dominicus and Johan de Witt, are both within a couple of streets away. The pharmacy, Apotheek Oog in Al, is on your doorstep, while the nearest GP practice is a bit further out. Bus line 5 stops at Utrecht, Beethovenlaan, just around the corner, and Utrecht Centraal station is about two kilometres away. The wider municipality of Utrecht offers plenty more within reach.
WOZ and address data
The WOZ value is €426,000, with a reference date of 1 January 2025. The asking price is 12% below this valuation, according to the precomputed comparison. As for the address, the noise level from road traffic is 64 dB Lden, which is above the norm, while rail and air traffic noise stay below their norms. The foundation risk indication is medium, based on the clay soil and the pre-1970 construction, and this is an area-level indication rather than an inspection of this home. Pluvial flooding risk is low, while current flood risk is elevated, though by 2050 it is expected to be low. Heat stress is currently low but may rise to medium by 2050.
Source and agent
At the time of writing, the home is offered via two channels, including Paul Dijkstra Makelaars. The listing is available through the agent's own site and 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 Hendrika Van Tussenbroekplantsoen 2-1, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €375,000 is 12% below the WOZ value of €426,000, which was set on 1 January 2025. This means the asking price is lower than the municipal valuation, but the WOZ is not the same as the market value. The price per square metre is €6,048, based on the agent's listing.
What is the layout of this apartment?
This is a single-floor portiekflat with three rooms in total: one bedroom and one bathroom. The living area is 62 square metres, according to both the BAG registration and the agent. There is a balcony, and the home has double glazing and a central heating boiler. The volume is 212 cubic metres.
What is the energy label and what does it mean?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs for heating and electricity. The home has double glazing, which helps with insulation, and a central heating boiler. The label does not say anything about the structural condition of the building.
What is the homeowners' association fee?
The homeowners' association fee is €225 per month. This fee is paid to the VvE and typically covers shared maintenance, insurance, and sometimes a reserve fund.
What is the noise situation around this address?
According to area-level data, road traffic noise is 64 dB Lden, which is above the Dutch norm. Rail traffic noise is 36 dB Lden and air traffic noise is 42 dB Lden, both below their respective norms. These are indications for the area, not measurements taken inside the home.
What is the foundation risk for this property?
The foundation risk indication is medium, based on the fact that the home was built in 1953 on clay soil, which may mean wooden piles or a shallow foundation. The area is also a KCAF attention zone, with 100% of buildings in this postcode built before 1970. This is an area-level indication, not an inspection of this specific home.
What are the flood and heat risks for this address?
Pluvial flooding risk is low, meaning heavy rain is unlikely to cause flooding. Current flood risk is elevated, but by 2050 it is expected to be low. Heat stress is currently low, but may become medium by 2050. These are area-level indications from the Klimaateffectatlas, not a guarantee for this property.
Which supermarkets are nearby?
The nearest supermarket is Albert Heijn, about 260 metres away, which is just around the corner. A SPAR express is about 680 metres away, and an Aldi and Nettorama are both about 915 metres away. There are 71 supermarkets within five kilometres, so plenty of choice.
Which schools are close to this home?
Two primary schools are within a couple of streets away: KBS St. Dominicus at 233 metres and Johan de Witt at 261 metres. The Openbare Montessorischool Oog in Al is also nearby at 287 metres. For secondary education, the nearest school is about 1.4 kilometres away.
What public transport options are available?
Bus line 5 stops at Utrecht, Beethovenlaan, just 60 metres away, and also at Utrecht, Everard Meysterlaan and Utrecht, Den Hommel, both within 300 metres. The nearest train station is Utrecht Centraal, about 1.9 kilometres away, which offers national connections.
What is the neighbourhood like according to residents?
Residents of the district West give their area an average score of 7.37 out of 10, based on eleven reviews. One resident mentions the park on the doorstep and the nearby shopping centre, while another appreciates the shops and walks to the Muntkade and Park Oog en Al. A third resident notes it is reasonably quiet but lacks social contact.
