A pre-war apartment in Tuinwijk-Oost
This apartment on Johannes de Bekastraat 16BS sits in Tuinwijk-Oost, a pre-war neighbourhood in Utrecht's Noordoost district. The asking price is €650,000. The home itself is a 1904 apartment with an energy label C. For context, apartments in Utrecht in this price range are not uncommon, but this one stands out for its size.
The home itself
According to the agent, this apartment has 4 rooms, 3 bedrooms, and 1 bathroom spread over 2 floors, with a volume of 397 m³. The living area is listed as 114 m² by the agent, while the BAG registration records 100 m². There is a sunny terrace of 5 m² that requires maintenance. The home was built in 1904, so it has a long history, and the energy label C reflects its age.
Tuinwijk-Oost
Tuinwijk-Oost is a neighbourhood where residents of the district give an average score of 6.79 out of 10, based on seven reviews. One resident describes it as "a very nice place to grow up," mentioning the nearby Griftpark and neighbourhood parties. Another resident, speaking about the wider district, says it feels like a village: "People look at you, say hello, children play in the street, and there's a lot of greenery." However, a third review is sharply critical, calling the area "too expensive" and complaining about noise and a lack of cohesion. The neighbourhood has 2,775 inhabitants, with a mix of ages and household types. For more on the area, see the Tuinwijk-Oost neighbourhood.
Amenities and transport
Daily life here is convenient. The Jumbo supermarket is just around the corner, and an Albert Heijn is a couple of streets away. For primary education, Openbare Basisschool De Koekoek is on your doorstep, and Basisschool Dr. Bosschool is just around the corner. The nearest GP, Huisartsen Binnenstad, is a ten-minute walk, and Van den Bergh's Apotheek is just around the corner. Bus line 1 stops at Utrecht, Willem van Noortstraat, on your doorstep, and line 3 at Utrecht, Draaiweg, a couple of streets away. Utrecht Overvecht train station is a ten-minute walk. All of this is within the municipality of Utrecht.
WOZ and address data
No WOZ value is available for this property, so there is no municipal valuation to compare with the asking price. As for address-level risks, the noise from road traffic is 57 dB Lden, which is above the norm, while railway and aircraft noise are below their norms. The foundation risk indication is elevated, as the building dates from before 1970 and the area is a KCAF attention zone. Pluvial flooding risk is medium, as is the current flood risk, though the 2050 flood risk is low. Heat stress is medium now and in 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Rosenberg Van Leusden Makelaars Utrecht.
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Features
Details of this home
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Price
Energy
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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 Johannes de Bekastraat 16BS, Utrecht
How does the asking price compare to other homes in Tuinwijk-Oost?
The asking price of €650,000 is 19% above the neighbourhood average asking price of €544,000. The average price per m² in the neighbourhood is €7,426, while this home is listed at €5,702 per m² based on the agent's floor area. The neighbourhood has 5 homes for sale, with prices ranging from €325,000 to €675,000.
What is the layout of this apartment?
According to the agent, the apartment has 4 rooms, including 3 bedrooms and 1 bathroom, spread over 2 floors. The total volume is 397 m³. The living area is listed as 114 m² by the agent, while the BAG registration records 100 m². There is also a sunny terrace of 5 m² that requires maintenance.
Is there a WOZ value for this property?
No WOZ value is stated for this property. Without it, there is no official comparison between the asking price and the municipal valuation.
What are the noise levels around this address?
The road traffic noise at this address is 57 dB Lden, which is above the Dutch noise norm. Railway noise is 35 dB Lden and aircraft noise is 40 dB Lden, both below their respective norms. These are area-level indications based on public data, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is elevated. This is because the building was constructed before 1970, and 92% of properties in this postcode area were built before that year. Additionally, 6% of properties in the neighbourhood have an elevated risk of pile rot, according to the Klimaateffectatlas. This is an area-level indication, not an inspection of this specific home.
What supermarkets are nearby?
The nearest supermarket is a Jumbo, just around the corner at 255 metres. An Albert Heijn is a couple of streets away at 349 metres, and another Albert Heijn is at 538 metres. In total, there are 69 supermarkets within 5 km, so you have plenty of choice for daily groceries.
What schools are close to this apartment?
Openbare Basisschool De Koekoek is on your doorstep at 161 metres, and Basisschool Dr. Bosschool is just around the corner at 309 metres. For secondary education, Al Amana College Utrecht is at 655 metres. There are 130 schools within 5 km, covering both primary and secondary levels.
How is the public transport in this area?
Bus line 1 stops at Utrecht, Willem van Noortstraat, on your doorstep at 49 metres, and also at Utrecht, Adelaarstraat at 250 metres. Bus line 3 stops at Utrecht, Draaiweg at 300 metres. The nearest train station is Utrecht Overvecht, at 1.2 km, which is about a ten-minute walk.
What do residents say about living in this district?
Residents of the district give an average score of 6.79 out of 10, based on seven reviews. One resident says it is "a very nice place to grow up," mentioning the Griftpark and neighbourhood parties. Another describes it as a village-like area with greenery and a car-free street. However, a third review is critical, mentioning noise, litter, and a lack of diversity. These reviews reflect the wider district, not just Tuinwijk-Oost.
