johannes van andelstraat 8
Julianapark en omgeving, Utrecht
AreaA pre-war apartment in Julianapark en omgeving
This apartment on the Johannes van Andelstraat sits in Julianapark en omgeving, a pre-war neighbourhood in the Noordwest district of Utrecht. Built in 1931, the home is part of an area where the entire housing stock dates from before 1945. The asking price of €474,500 is on the high side compared with the neighbourhood average asking price of €432,636. For context, the average asking price per m² in the neighbourhood is €5,373, while this home is listed at €6,327 per m² based on the agent's floor area. If you are looking at [apartments in Utrecht], this one stands out for its age and character.
The home itself
According to the agent, this apartment has four rooms, three bedrooms and one bathroom, spread over a single floor on the first living level. The living area is listed at 75 m² by the agent, while the BAG registration records 85 m². The home has a patio garden on the southwest with a monthly contribution to the homeowners' association. The agent mentions roof insulation and double glazing, and the home is heated by a central heating boiler. The energy label is D, which means you can expect moderate energy costs. The volume of the home is 260 m³.
Life in Julianapark en omgeving
Residents across the district give their living environment an average score of 7.32, based on fifteen reviews. One resident who has lived in Zuilen for 26 years calls it one of the best neighbourhoods in Utrecht, with shops, schools, buses and the train station all nearby, and the Julianapark just around the corner. Another resident notes the neighbourhood is getting greener, with good social control and a safe feeling at any hour, though the municipality could pay more attention to litter. The neighbourhood has 2,865 inhabitants, with a high share of single-person households at 59 percent. The area is popular with students and tourists, according to one resident, which keeps it lively. For more on the area, see [the Julianapark en omgeving neighbourhood].
Amenities and transport
The daily routine is well covered here. The Boni supermarket is on your doorstep, with an Albert Heijn just around the corner and another a couple of streets away. For primary education, KBS Ludger is a couple of streets away, and Christelijke Basisschool De Piramide is just around the corner. The pharmacy, Apotheek Juliana Utrecht, is on your doorstep, while the GP practice Gezondheidscentrum De Brug is a ten-minute walk. Bus stops are close by, with line 3 at Utrecht, Sweder van Zuylenweg on your doorstep, and lines 7, 27 and Flex at Utrecht, Burg. Van Tuyllkade a couple of streets away. Utrecht Zuilen train station is a ten-minute walk. The municipality invests in the area, as one resident mentions improvements planned for 2025 and 2026. For more on the wider area, see [the municipality of Utrecht].
WOZ value and address data
The WOZ value for this home is €518,000 as of 1 January 2025. The asking price is 8 percent below the WOZ value. Between 2020 and 2025, the WOZ value rose by 60 percent, from €324,000 to €518,000. As for address-level risk indications, these are area-level data, not an inspection of this specific home. The foundation risk indication is medium, with 5 percent of properties in this postcode area having an elevated risk of pile rot according to the Klimaateffectatlas. 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. Noise levels from road, rail, air and industry traffic are all below the relevant standards.
Source
At the time of writing, the home is offered via multiple channels, including Domvast Makelaars. The listing has been active since 28 September 2026.
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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 8, Utrecht
How does the asking price compare with the WOZ value?
The WOZ value for this apartment is €518,000 as of 1 January 2025. The asking price of €474,500 is 8 percent below that WOZ value. Between 2020 and 2025, the WOZ value increased by 60 percent, from €324,000 to €518,000. The WOZ value is the municipal valuation for tax purposes, not the current market value.
What is the layout of this apartment?
According to the agent, this apartment has four rooms, three bedrooms and one bathroom, all on a single floor on the first living level. The agent lists the living area at 75 m², while the BAG registration records 85 m². The home has a patio garden on the southwest, with a monthly contribution to the homeowners' association.
What is the foundation risk for this property?
The foundation risk indication for this address is medium, based on area-level data from the Klimaateffectatlas and KCAF. This is an indication for the area, not an inspection of this specific home. In this postcode area, 5 percent of properties have an elevated risk of pile rot. The home was built in 1931, before 1970.
What amenities are within walking distance?
The Boni supermarket is within 450 metres, and an Albert Heijn is about 530 metres away. The pharmacy, Apotheek Juliana Utrecht, is just 196 metres from the home. For primary education, KBS Ludger is 258 metres away. The GP practice Gezondheidscentrum De Brug is 845 metres away.
How is the public transport in this area?
Bus stops are close by. Utrecht, Sweder van Zuylenweg with bus line 3 is 184 metres away, and Utrecht, Burg. Van Tuyllkade with lines 7, 27 and Flex is 333 metres away. Utrecht Zuilen train station is 554 metres from the home, about a ten-minute walk.
What do residents say about the district?
Residents across the district give their living environment an average score of 7.32, based on fifteen reviews. One resident who has lived in Zuilen for 26 years calls it one of the best neighbourhoods in Utrecht, with everything within reach. Another resident mentions the neighbourhood is getting greener, with good social control and a safe feeling at any hour.
What is the energy label of this home?
The energy label is D. This means you can expect moderate energy costs for heating and hot water. The agent mentions roof insulation and double glazing. The home is heated by a central heating boiler. The energy label is a measure of the home's energy performance, not a statement about its structural condition.
How does the price per m² compare with the neighbourhood?
The asking price per m² is €6,327, based on the agent's floor area of 75 m². The neighbourhood average asking price per m² is €5,373. The asking price of €474,500 is on the high side compared with the neighbourhood average asking price of €432,636.
