A classic Utrecht apartment with a sunny garden
This ground-floor apartment on Johannes van Andelstraat 26 sits in Julianapark en omgeving, a pre-war neighbourhood in Utrecht where the streets have a settled, lived-in feel. The asking price is €299,500, which is 33% below the neighbourhood average asking price of €448,368. The home itself is a benedenwoning, meaning it sits on the first living floor, and it was built in 1931. For context, the average asking price for apartments in Utrecht reflects the wider market, but this particular listing stands out for its price point.
The home itself
According to the agent, this apartment has three rooms, two bedrooms and one bathroom, all on a single floor. The living area is 48 m², which matches the BAG registration, and the volume is 183 m³. There is a southwest-facing back garden of 48 m², which is a rare find for an apartment of this size. The home is heated by a central heating boiler and is offered in full ownership, so there is no leasehold to worry about. The monthly homeowners' association contribution is €7,800 per year, which is worth factoring into the running costs.
The Julianapark en omgeving neighbourhood
Residents of the wider district, which includes this neighbourhood, give their living environment an average score of 7.32 out of 10, based on fifteen reviews. One resident, who has lived in Zuilen for 26 years, calls it one of the best neighbourhoods in Utrecht, praising the nearby shops, schools, buses and the train station, as well as the Julianapark just around the corner. Another resident notes that the area is getting greener and that there is good social control, though they mention that the municipality could pay more attention to litter. The neighbourhood itself has around 2,865 inhabitants, and a large share of households are single-person, which shapes the local character. For a closer look at the area, you can read more about the Julianapark en omgeving neighbourhood.
Amenities and transport
Daily errands are well covered here. The nearest supermarket, Boni, is just around the corner, and there are two Albert Heijn stores within a ten-minute walk. For primary education, KBS Ludger is on your doorstep, and Christelijke Basisschool De Piramide is a couple of streets away. The nearest GP is Gezondheidscentrum De Brug, Huisartsenpraktijk S. Alikhil, about a ten-minute walk, while Apotheek Juliana Utrecht is just around the corner. For public transport, bus line 3 stops at Utrecht, Sweder van Zuylenweg on your doorstep, and lines 7, 27 and Flex stop at Utrecht, Burg. Van Tuyllkade a couple of streets away. Utrecht Zuilen train station is a ten-minute walk, and the wider the municipality of Utrecht offers plenty of options for getting around.
WOZ value and address data
The WOZ value of this home is €310,000, based on the reference date of 1 January 2025. The asking price is 3% below this WOZ value, which is a notable difference. Between 2020 and 2025, the WOZ value rose by 61%, from €192,000 to €310,000. As for the address, the noise levels from road, rail, air and industry traffic are all below the relevant standards, according to the 2022-2024 data. The foundation risk indication is medium, which is an area-level indication based on the fact that the building dates from before 1970, and 5% of properties in this postcode area have an elevated risk of pile rot. The climate risk indications are also area-level: pluvial flooding at heavy rain is medium, the current flood risk is elevated, and heat stress is currently low but is expected to become medium by 2050.
Source and agent
At the time of writing, this home is offered via multiple channels, including Domvast Makelaars on Vastgoed Nederland, Domvast Makelaars on Funda, and Domvast Makelaars directly.
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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 Johannes van Andelstraat 26, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €299,500 is 3% below the WOZ value of €310,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value, but the comparison is a useful reference point. The price is also 33% below the average asking price in the neighbourhood, which stands at €448,368.
What is the layout of this apartment?
According to the agent, this is a ground-floor apartment with three rooms, two bedrooms and one bathroom, all on a single floor. The living area is 48 m², which matches the BAG registration. There is also a southwest-facing back garden of 48 m², which is a generous outdoor space for an apartment of this size.
What is the energy label and what does it mean for costs?
The energy label is D. This is not the most efficient label, so you can expect moderate energy costs for heating and electricity. The home is heated by a central heating boiler, which is a common installation for a property of this age. The label is a general indication, not a detailed assessment of the home's insulation.
What is the WOZ value and how has it developed?
The WOZ value is €310,000, based on the reference date of 1 January 2025. Over the past five years, the WOZ value has risen by 61%, from €192,000 in 2020 to €310,000 in 2025. This shows a significant increase in the municipal valuation over that period.
What are the noise levels like at this address?
The noise levels from road traffic are 48 dB Lden, from rail traffic 47 dB Lden, from air traffic 41 dB Lden, and from industry 45 dB Lden, all measured in 2022-2024. None of these exceed the relevant noise standards, according to the public data. These are area-level indications, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication is medium, based on the fact that the building dates from 1931, before 1970. In this postcode area, 100% of properties were built before 1970, and 5% 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 are the flood and climate risks for this address?
The pluvial flooding risk at heavy rain is medium, the current flood risk is elevated, and the heat stress is currently low but is expected to become medium by 2050. These are area-level indications from the Klimaateffectatlas, not a detailed assessment of this property. They give a general picture of the climate resilience of the area.
What supermarkets and schools are nearby?
The nearest supermarket is Boni, about 396 metres away, and there are two Albert Heijn stores within about 600 metres. For primary education, KBS Ludger is about 200 metres away, and Christelijke Basisschool De Piramide is about 300 metres away. These are all within easy walking distance.
What public transport options are available?
The nearest bus stop is Utrecht, Sweder van Zuylenweg, about 146 metres away, served by bus line 3. Other stops include Utrecht, Sint-Josephlaan and Utrecht, Burg. Van Tuyllkade, the latter serving lines 7, 27 and Flex. Utrecht Zuilen train station is about 600 metres away, so rail connections are within a short walk.
What is the neighbourhood like according to residents?
Residents of the wider district give their living environment an average score of 7.32 out of 10, based on fifteen reviews. One resident praises the nearby shops, schools and the Julianapark, while another notes that the area is getting greener and has good social control. These reviews reflect the district as a whole, not just this specific neighbourhood.
