johannes van andelstraat 26
Julianapark en omgeving, Utrecht
AreaA classic Utrecht apartment with a story
This apartment on Johannes van Andelstraat 26 sits in Julianapark en omgeving, a lively corner of Utrecht's Noordwest district. The area has a real neighbourhood feel, with the Julianapark itself just around the corner and plenty of daily life on the streets. Built in 1931, the home carries the character of its era, and with an energy label D you can expect moderate energy costs. At €299,500, the asking price sits 31% below the average asking price of €432,636 for apartments in Utrecht, which is on the low side for the market.
What the home offers
The apartment has a living area of 48 m² according to the BAG registration, and the agent lists the same figure. The home is compact, with the layout typical of a 1930s apartment. The energy label is D, which means energy costs will be moderate. The home was built in 1931, so it has the charm and structure of its time.
Life in Julianapark en omgeving
Residents of the wider district give their area a solid 7.32 out of 10, based on 15 reviews. One resident, who has lived in Zuilen for 26 years, calls it "one of the best neighbourhoods in Utrecht," praising the shops, schools, buses and train station nearby, plus the Julianapark "just around the corner" as a lovely place to relax. Another resident notes the neighbourhood is "getting greener and more beautiful," with good social control and a safe feel at any hour, though they mention litter could use more attention. The district is home to about 2,895 people, with a high share of single-person households. For a closer look at the area, see the Julianapark en omgeving neighbourhood.
Amenities and getting around
The daily routine is well covered here. For groceries, Boni is just around the corner, and Albert Heijn is a five-minute walk away. Primary schools are close by, with KBS Ludger on your doorstep and Christelijke Basisschool De Piramide just around the corner. The pharmacy, Apotheek Juliana Utrecht, is on your doorstep, and the GP practice Gezondheidscentrum De Brug is a ten-minute walk. 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 five-minute walk. All this sits within the municipality of Utrecht.
WOZ value and address data
The WOZ value of the home is €310,000, as determined by the municipality on 1 January 2025. The asking price is 3% below this WOZ value. Over the past five years, the WOZ value has developed in line with the local market. As for address-level risks, these are area-level indications rather than an inspection of this specific home. The noise from road traffic, rail, air and industry all stay below the relevant standards. The foundation risk indication is medium, as the home was built before 1970 and the area is a KCAF attention zone. Pluvial flooding at heavy rain is indicated as medium, and the current flood risk is elevated, though by 2050 this is expected to be low. Heat stress is currently low, rising to medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Domvast Makelaars and Domvast Makelaars.
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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 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 by the municipality on 1 January 2025. The WOZ value is the official valuation for tax purposes, not the current market value. This means the asking price is slightly under the municipal valuation, which is a factual comparison without implying any judgement about the price.
What is the living area of this apartment?
The living area is 48 m² according to the BAG registration, and the agent lists the same figure. This is a compact apartment, typical of a 1930s build. The home has an energy label D, so you can expect moderate energy costs.
What is the energy label and what does it mean for costs?
The energy label is D. This is a mid-range label, so energy costs will be moderate compared to more efficient homes. The label does not tell you about the condition of the building itself, only about its energy performance. The home was built in 1931, which is a fact about its age, not a comment on its maintenance.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data. This is because the home was built before 1970, and the entire postcode area is a KCAF attention zone, with 100% of properties built before 1970. In the neighbourhood, 5% of properties have an elevated risk of pile rot, according to the Klimaateffectatlas. This is an indication for the area, not an inspection of this specific home.
What are the flood and heat risks for this area?
Area-level indications show that pluvial flooding at heavy rain is medium, and the current flood risk is elevated, though by 2050 this is expected to be low. Heat stress is currently low, rising to medium by 2050. These are indications for the area around the address, not a prediction for this specific home. They come from public data sources like the Klimaateffectatlas.
What supermarkets are nearby?
Boni is just around the corner at about 396 metres, and Albert Heijn is a five-minute walk at about 584 metres. Another Albert Heijn is at 634 metres, and PLUS is about a ten-minute walk away at 1,022 metres. With 68 supermarkets within 5 km, you have plenty of choice for daily groceries.
Which schools are close to this apartment?
KBS Ludger, a primary school, is on your doorstep at about 203 metres. Christelijke Basisschool De Piramide is just around the corner at 300 metres, and Prinses Margrietschool is at 360 metres. There are 127 schools within 5 km, so options are plentiful for primary and secondary education.
How is the public transport in this area?
Bus line 3 stops at Utrecht, Sweder van Zuylenweg, just 146 metres away. Lines 7, 27 and Flex stop at Utrecht, Burg. Van Tuyllkade at 332 metres. Utrecht Zuilen train station is about 600 metres away, a five-minute walk. This gives you good options for getting around Utrecht and beyond.
What is the neighbourhood like according to residents?
Residents of the wider district give it an average score of 7.32 out of 10, based on 15 reviews. One resident who has lived in Zuilen for 26 years calls it "one of the best neighbourhoods in Utrecht," highlighting the nearby shops, schools, buses and train station, plus the Julianapark. Another resident notes the area is "getting greener and more beautiful," with good social control and a safe feel, though they mention litter could be improved.
How does the price per m² compare to the neighbourhood average?
The asking price per m² is €6,240, based on the BAG living area of 48 m². The average asking price per m² in the neighbourhood is €5,373. This means the price per m² for this apartment is higher than the neighbourhood average, which is a factual comparison. The overall asking price is 31% below the neighbourhood average asking price of €432,636, because the apartment is smaller than average.
