A pre-war apartment with a roof terrace
This apartment on the Hooft Graaflandstraat sits in Oud Hoograven-Zuid, a pre-war neighbourhood in the south of Utrecht where the streets have a settled, lived-in feel. The home occupies the second floor of a building from 1936, and with 110 square metres of living space it is a generous size for an apartment. The asking price of €549,000 is keen compared with the average asking price in the neighbourhood, which comes to €697,600. For context, [apartments in Utrecht] typically sell for more per square metre.
Inside the home
The apartment has five rooms in total, including four bedrooms and one bathroom, spread over two floors. The agent mentions a roof terrace, which is a rare extra for an apartment. The home is fully owned, so there is no leasehold ground rent to worry about. According to the agent, the insulation consists of roof insulation, double glazing, HR+ glass and floor insulation, and the heating runs on a central heating boiler. The monthly homeowners' association contribution is €138.
Life in Oud Hoograven-Zuid
Oud Hoograven-Zuid is a compact neighbourhood with around 2,515 residents, and the housing stock is a mix of pre-war and newer builds. Residents of the wider district 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 there is little traffic on the streets and that many houses sit around shared green spaces. Another says it is a quiet and united neighbourhood where everything is within reach. The reviews reflect the district as a whole, not just this specific street. [The Oud Hoograven-Zuid neighbourhood] has a village-like character, partly because it is separated from the city by a park and forts that are part of the UNESCO heritage.
Amenities and transport
The daily essentials are close by. The Albert Heijn is just around the corner, and the PLUS and Lidl are a ten-minute walk away. For primary education, the Da Costa Basisschool Hoograven and KBS Ariëns are both on your doorstep, and the Openbare Basisschool De Hoge Raven is a couple of streets away. The nearest GP is Huisartsenpraktijk De Greev, and the pharmacy, Apotheek Nieuw Plettenburgh, is a ten-minute walk. Bus line 1 stops at Utrecht, Karperstraat, which is on your doorstep, and the nearest train station is Utrecht Vaartsche Rijn, about a ten-minute walk. [The municipality of Utrecht] offers a wide range of amenities within easy reach.
WOZ value and address data
The WOZ value of the home is €630,000, based on the reference date of 1 January 2025. The asking price is 13% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 62%, from €390,000 to €630,000. As for the address, the noise level from road traffic is 60 dB Lden, which is above the noise standard, while railway noise is 33 dB Lden, below the standard. The foundation risk indication is elevated, and the climate data shows a medium risk of pluvial flooding and an elevated current flood risk. These are area-level indications based on public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Quist 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 Hooft Graaflandstraat 113BS, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €549,000 is 13% below the WOZ value of €630,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also 21% below the average asking price in the neighbourhood, which is €697,600. This makes the asking price keen compared with the local market.
What is the layout of this apartment?
The apartment has five rooms, including four bedrooms and one bathroom, spread over two floors. The living area is 110 square metres, according to both the BAG registration and the agent. The agent also mentions a roof terrace, which is a notable outdoor space for an apartment. The home is on the second floor.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs. The agent states that the home has roof insulation, double glazing, HR+ glass and floor insulation, which can help keep the home warm. The heating runs on a central heating boiler. The energy label is a fact, not a judgement on the condition of the home.
What is the foundation risk for this address?
The foundation risk indication for this address is elevated, according to public data. The home was built in 1936 on clay soil, which may mean wooden piles or a shallow foundation. In this postcode area, 97% of buildings were constructed before 1970, and 2% of properties in the neighbourhood have an elevated risk of pile rot. These are area-level indications, not an inspection of this specific home.
What are the noise levels like at this address?
The noise level from road traffic is 60 dB Lden, which is above the Dutch noise standard. Railway noise is 33 dB Lden, which is below the standard. These figures come from public data for the address and are area-level indications. They do not reflect the sound insulation of the home itself.
What supermarkets are nearby?
The Albert Heijn is just around the corner, about 423 metres away. The PLUS and Lidl are both about a ten-minute walk, at 1.1 and 1.2 kilometres respectively. There are also other options within a short distance, including Hoogvliet and Coop, so you have a good choice for daily groceries.
Which schools are close to this home?
Two primary schools are on your doorstep: Da Costa Basisschool Hoograven and KBS Ariëns, both about 169 metres away. The Openbare Basisschool De Hoge Raven is a couple of streets away, at 252 metres. For secondary education, the nearest option is about 2.3 kilometres away, which is a bit further.
What public transport options are available?
Bus line 1 stops at Utrecht, Karperstraat, which is on your doorstep, about 52 metres away. There are also stops at Utrecht, Kastelenplantsoen and Utrecht, Hooft Graaflandstraat, both within a short walk. The nearest train station is Utrecht Vaartsche Rijn, about 1.7 kilometres away, which is roughly a ten-minute walk.
How has the WOZ value developed over the past five years?
The WOZ value has risen by 62% between 2020 and 2025, from €390,000 to €630,000. The reference date for the current value is 1 January 2025. This increase reflects the general trend in the area, but the WOZ value is a municipal valuation, not the current market value.
What is the homeowners' association contribution?
The monthly homeowners' association contribution is €138. This is stated in the listing.
