Hoola van Nootenstraat 291
Hoog-Catharijne NS en Jaarbeurs, Utrecht
AreaA penthouse above the city
This is a rare one: a brand-new apartment on the 13th floor of a 2025 building, right in the middle of Utrecht's station district. With the city buzzing below and the skyline around you, this home feels a world away from the street level. The asking price of €2,595,000 sits well above the average for apartments in Utrecht, and it's also 159% above the average asking price in this neighbourhood, which comes to €1,001,133. That puts this home on the high side of the market, though it's a penthouse with a roof terrace, so the comparison is not exactly like-for-like.
Inside the home
According to the agent, this apartment spans 272 m² of living space, while the BAG registration records 281 m². It has five rooms, three bedrooms and two bathrooms across two floors, with a volume of 868 m³. The home sits on the 13th residential floor and comes with a roof terrace and a parking space in the garage. The agent describes the property as fully insulated, heated by district heating with underfloor heating throughout. It's a municipal leasehold property, but the ground rent has been bought off in perpetuity, so there's no ongoing leasehold charge. The homeowners' association fee is €1,346 per month.
The Hoog-Catharijne NS en Jaarbeurs area
This is a district that's still taking shape, with almost nine in ten homes built after 2010. It's a very urban setting, with over 5,200 addresses per square kilometre, and the population skews young: two-thirds of residents are between 25 and 45. Residents of the wider Binnenstad district give their living environment an average of 7.59 out of 10, based on eight reviews. One resident says: "Living so close to the city centre has pros and cons. Main con is noise. But we love how walkable this neighborhood is to everything in the city centre." Another notes: "The quiet streets behind the house can sometimes be scary when you have to walk through them at night." It's a mixed picture, as you'd expect in a central station area. For more on the area, see the Hoog-Catharijne NS en Jaarbeurs neighbourhood.
Daily life and getting around
Groceries are never far: a SPAR is on your doorstep, an AH to go is just around the corner, and a full Albert Heijn is a five-minute walk away. For schools, the Christelijk Gymnasium Utrecht is a five-minute walk, and primary school odbs Puntenburg is a couple of streets away. The nearest GP is Gezondheidscentrum Lombok, Huisartsen, a ten-minute walk, and Boots Apotheek Utrecht is a couple of streets away. Public transport is exceptional: the bus stop Utrecht, CS Jaarbeurszijde is just around the corner with dozens of lines, the tram stop Utrecht, CS Jaarbeursplein is nearby, and Utrecht Centraal station is a five-minute walk. All of this sits within the municipality of Utrecht.
WOZ value and address data
The WOZ value for this home is €2,588,000, based on the reference date of 1 January 2025. The asking price is virtually equal to the WOZ value. Over the past five years, the WOZ value has risen sharply, from €156,000 in 2021 to the current figure. As for the address itself, the area-level data shows road traffic noise at 51 dB Lden, which is above the noise standard, while rail, air and industrial noise all stay below their standards. The foundation risk indication is low, and the climate indications for pluvial flooding and flood risk are low, both now and in 2050. Heat stress is currently medium and is expected to be elevated by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Eefje Voogd Makelaardij and Brecheisen Makelaars Utrecht B.V.
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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 Hoola van Nootenstraat 291, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €2,595,000 is virtually equal to the WOZ value of €2,588,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Over the past five years, the WOZ value has risen from €156,000 in 2021 to €2,588,000 in 2025, a substantial increase.
What is the layout of this apartment?
According to the agent, this apartment has five rooms, three bedrooms and two bathrooms spread over two floors. The living area is listed as 272 m² by the agent, while the BAG registration records 281 m². The home is on the 13th residential floor and includes a roof terrace and a parking space in the garage.
What does the homeowners' association fee cover?
The homeowners' association fee is €1,346 per month. The listing does not specify exactly what this fee covers, but it typically includes building insurance, maintenance of common areas and a reserve fund. The property is a municipal leasehold, but the ground rent has been bought off in perpetuity, so there is no ongoing leasehold charge.
What is the energy label and what does it mean for costs?
The energy label is A++, which is an efficient label. The agent describes the home as fully insulated, with district heating and underfloor heating throughout. An efficient label generally means lower energy costs compared to less efficient homes, though actual costs depend on usage and energy prices.
How noisy is the area around this home?
Area-level data shows road traffic noise at 51 dB Lden, which is above the Dutch noise standard. Rail noise is 38 dB Lden, air traffic noise is 41 dB Lden and industrial noise is 48 dB Lden, all below their respective standards. These are indications at area level from public data, not measurements taken inside this specific home.
What are the flood and heat risks for this address?
The area-level climate indications show low risk for pluvial flooding and low flood risk, both now and in 2050. Heat stress is currently indicated as medium, and is expected to be elevated by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
What public transport options are nearby?
The bus stop Utrecht, CS Jaarbeurszijde is just around the corner, with dozens of bus lines serving the city and region. The tram stop Utrecht, CS Jaarbeursplein is also nearby, with lines 20 and 21. Utrecht Centraal train station is a five-minute walk away, making this one of the best-connected locations in the country.
What shops and schools are within walking distance?
A SPAR supermarket is on your doorstep, an AH to go is just around the corner, and a full Albert Heijn is a five-minute walk away. The Christelijk Gymnasium Utrecht is a five-minute walk, and primary school odbs Puntenburg is a couple of streets away. The nearest GP is Gezondheidscentrum Lombok, Huisartsen, a ten-minute walk.
What is the neighbourhood like to live in?
Residents of the wider Binnenstad district give their living environment an average of 7.59 out of 10, based on eight reviews. One resident says: "Living so close to the city centre has pros and cons. Main con is noise. But we love how walkable this neighborhood is to everything in the city centre." Another notes the quiet streets behind the house can feel scary at night. It's a very urban area with a young population.
How does this home compare to others in the neighbourhood?
The asking price of €2,595,000 is 159% above the neighbourhood average asking price of €1,001,133. The living area of 272 m² is 139% larger than the neighbourhood average of 114 m². The average asking price per m² in the neighbourhood is €8,515, while this home is listed at €9,540 per m² based on the agent's floor area.
