A classic upper-floor apartment in Tuinwijk-Oost
This 1923 upper-floor apartment sits on a quiet road in a residential part of Tuinwijk-Oost, a neighbourhood in Utrecht's Noordoost district. With three rooms, two bedrooms and one bathroom spread over a single floor, it offers a compact but workable layout. The asking price of €395,000 is keen compared with the average asking price in the neighbourhood, which comes to €555,000. For context, the average asking price per square metre in the area is €7,597, while this home is listed at €6,583 per square metre. If you are looking at [apartments in Utrecht]( /koopwoningen/utrecht/appartementen/ ), this one stands out for its price position.
The home itself
According to the agent, the apartment has a living area of 60 square metres, while the BAG registration records 67 square metres. The home is on the second floor and includes a balcony. It is heated by a central heating boiler and comes with municipal ground lease, which has been bought off in perpetuity, so there is no annual ground rent to worry about. The energy label is C, which means moderate energy costs can be expected. The property was built in 1923, a fact that speaks to its age but says nothing about its condition.
Tuinwijk-Oost
Residents of the wider district give their living environment an average score of 6.79, based on seven reviews. One resident who grew up near Griftpark says it was a great place to grow up, with neighbourhood parties that bring people together. Another describes the area as a village in the city, where people greet each other, children play in the street and there is plenty of greenery. A third review is far less positive, mentioning poorly maintained streets, litter and noise from students. These reviews reflect the district as a whole, not just Tuinwijk-Oost itself. The neighbourhood has around 2,775 inhabitants, and about 63 percent of the homes are owner-occupied. For more on the area, see [the Tuinwijk-Oost neighbourhood]( /buurt/tuinwijk-oost-utrecht/ ).
Amenities and transport
Daily errands are easy from here. An Albert Heijn is on your doorstep, and a Jumbo is just around the corner. For primary education, Openbare Basisschool De Koekoek is a couple of streets away, and Basisschool Dr. Bosschool is a five-minute walk. The nearest GP is Huisartsen Binnenstad, a five-minute walk, and Van den Bergh's Apotheek Utrecht is just around the corner. Bus line 1 stops at Utrecht, Willem van Noortstraat, on your doorstep, and Utrecht Overvecht train station is a ten-minute walk. The municipality of Utrecht offers all this and more, as you can see on the page for [the municipality of Utrecht]( /gemeente/utrecht/ ).
WOZ and address data
The WOZ value, set by the municipality on 1 January 2025, is €485,000. The asking price of €395,000 is 19 percent below that value. Between 2020 and 2025, the WOZ value rose by 53 percent, from €318,000 to €485,000. As for the address, the noise level from road traffic is 51 dB Lden, which is above the standard, while railway and aircraft noise stay below their standards. The foundation risk indication for this area is medium, and the climate data shows a low risk of pluvial flooding, an elevated risk of flooding from rivers or the sea at present, and a medium risk of heat stress. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via three channels, including Punt Makelaars Leidsche Rijn and Punt Makelaars Utrecht.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
Outdoor space
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 J.D. van der Waalsstraat 20, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €395,000 is 19 percent below the WOZ value of €485,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price is also 29 percent below the average asking price in the neighbourhood, which is €555,000. These figures are precomputed and give a sense of where the asking price sits relative to official valuations and local market data.
What is the layout of this apartment?
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 60 square metres by the agent, while the BAG registration records 67 square metres. There is a balcony, and the home is heated by a central heating boiler. The property is an upper-floor apartment, located on the second floor, and comes with municipal ground lease that has been bought off in perpetuity.
What is the energy label and what does it mean?
The energy label is C. This label indicates the home's energy performance as officially registered. A label C is neither the most efficient nor the least efficient, and it suggests that energy costs will be moderate. The label does not say anything about the condition of the building itself. The home was built in 1923, which is a fact about its age, but the energy label is a separate measure of energy efficiency.
What is the foundation risk for this address?
The foundation risk indication for this address is medium. This is based on area-level data, not an inspection of this specific home. The home was built before 1970, and in this postcode area, 90 percent of properties were built before that year. According to the Klimaateffectatlas, 5 percent of properties in this neighbourhood have an elevated risk of paalrot, a form of foundation decay. This is an indication for the area, not a verdict on this particular property.
What are the noise levels like at this address?
The noise level from road traffic is 51 dB Lden, which is above the Dutch standard. Railway noise is 35 dB Lden, which is below the standard, and aircraft noise is 40 dB Lden, also below the standard. These figures come from public data for the address and reflect the acoustic environment. They are area-level indications and do not account for the specific insulation of this home.
What supermarkets are nearby?
An Albert Heijn is on your doorstep, just 163 metres away. A Jumbo is 472 metres away, and another Albert Heijn is 647 metres away. In total, there are 67 supermarkets within five kilometres, so you have plenty of choice for daily groceries. The nearest large supermarket is 0.4 kilometres away, which is convenient for a quick shop.
Which schools are close to this apartment?
Openbare Basisschool De Koekoek is 327 metres away, and Basisschool Dr. Bosschool is 421 metres away, both primary schools. For secondary education, School aan de Singel for vbo and mavo is 593 metres away, and the vwo and havo branch is 611 metres away. The nearest primary school is 0.6 kilometres away, and the nearest secondary school is 0.8 kilometres away, so school runs are short.
How is the public transport connection?
Bus line 1 stops at Utrecht, Willem van Noortstraat, just 114 metres away, and also at Utrecht, Willem van Noortplein, 215 metres away. The nearest train station is Utrecht Overvecht, 1.1 kilometres away, which is about a ten-minute walk. This gives you a direct bus connection and a train station within walking distance, without needing to specify travel times or destinations.
What do residents say about living in this district?
Residents of the wider district give their living environment an average score of 6.79, based on seven reviews. One resident says it is a great place to grow up, with neighbourhood parties and proximity to Griftpark. Another describes it as a village in the city, with friendly greetings and greenery. A third review is critical, mentioning litter and noise from students. These reviews reflect the district, not just Tuinwijk-Oost.
What is the asking price per square metre?
The asking price per square metre is €6,583, based on the agent's listed living area of 60 square metres. The average asking price per square metre in the neighbourhood is €7,597, so this home is priced 13 percent below that average. This is a precomputed comparison and does not imply any judgement about the home's value.
