Justus van Effenstraat 11BS
Hooch Boulandt, Utrecht
NeighbourhoodA grand apartment in the heart of Utrecht
This spacious apartment sits on the third floor of a building from 1905, in the Hooch Boulandt neighbourhood, right in the middle of Utrecht's historic Binnenstad. The asking price of €750,000 is on the high side compared to the average asking price in the neighbourhood, which is €525,448. That is 43% above the neighbourhood average, and the price per square metre, based on the agent's listed area, is €5,952. For context, the average asking price per square metre in the neighbourhood is €7,955, so this home is relatively affordable per square metre. If you are looking at apartments in Utrecht, this one stands out for its size.
Inside the home
According to the agent, this apartment has seven rooms, including four bedrooms and two bathrooms, spread over two floors. The total volume is 480 cubic metres. There is a balcony and a roof terrace, and the home is on the third floor. It has double glazing and a central heating boiler. The property is freehold, so you own the land. The living area is listed as 240 square metres in the BAG registration, while the agent lists 126 square metres. Both figures are mentioned here, but no explanation is given for the difference.
The Hooch Boulandt neighbourhood
Hooch Boulandt is a small, quiet pocket within the bustling city centre, with about 2,090 residents. It is a very urban area, with a high address density. Residents of the wider Binnenstad district give their living environment an average score of 7.59, based on eight reviews. One resident says: "The Nieuwegracht is a quiet and clean side of the centre of Utrecht. Across the street is a nice park and a large meadow." Another notes: "I live on the Singel, which is quite busy with traffic, but the streets behind it are actually very quiet and peaceful." A third resident mentions: "Living so close to the city centre has pros and cons. Main con is noise. But we love how walkable this neighborhood is to everything in the city centre." These reviews reflect the district as a whole, not just this specific street. The neighbourhood has a mix of housing, with 61% owner-occupied homes. For more on the area, see the Hooch Boulandt neighbourhood.
Amenities and transport
Daily errands are easy from here. The nearest supermarket, an Albert Heijn, is just around the corner, and a Jumbo and a PLUS are a couple of streets away. For primary education, odbs Puntenburg is a five-minute walk, and the Agatha Snellenschool is also close by. The nearest GP, Huisartsenpraktijk De Greev, is a ten-minute walk, and the pharmacy, Apotheek Boswijk, is just around the corner. For public transport, bus line 2 stops at Utrecht, Nicolaas Beetsstraat, on your doorstep, and at Utrecht, Hoogh Boulandt, just around the corner. Utrecht Centraal station is a ten-minute walk away. The municipality of Utrecht offers all the amenities of a major city, and you can find more about the municipality of Utrecht on our site.
WOZ and address data
There is no WOZ value available for this property, so we cannot compare it with the asking price or show its development over the past five years. As for address risks, these are area-level indications, not an inspection of this specific home. The noise levels from road traffic, rail, air, and industry are all below the relevant standards. The foundation risk indication is medium, partly because the building dates from before 1970. In this postcode area, 100% of properties were built before 1970, and 4% of properties in the neighbourhood have an elevated risk of pile rot. For climate risks, the indication for pluvial flooding is medium, while the flood risk from rivers or the sea is low now and in 2050. Heat stress is indicated as medium, both now and in 2050.
Source and agent
At the time of writing, this home is offered via two channels, including Grada Jager Makelaardij and their listing on Funda.
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Frequently asked questions
About Justus van Effenstraat 11BS, Utrecht
How does the asking price compare to other homes in the neighbourhood?
The asking price of €750,000 is 43% above the average asking price in the neighbourhood, which is €525,448. The median asking price is €479,000, and prices range from €389,000 to €1,190,000. The price per square metre, based on the agent's listed area of 126 m², is €5,952, which is below the neighbourhood average of €7,955 per m². This is because the home is larger than the average, which is 68 m².
What is the layout of this apartment?
According to the agent, this apartment has seven rooms, including four bedrooms and two bathrooms, spread over two floors. The total volume is 480 cubic metres. There is a balcony and a roof terrace. The home is on the third floor. The living area is listed as 240 m² in the BAG registration, but the agent lists 126 m². Both figures are mentioned, but the difference is not explained.
Is there a WOZ value available for this property?
No, there is no WOZ value available for this property in our data. The WOZ value is the municipal valuation, and it is not stated here. Therefore, we cannot compare it with the asking price or show its development over the past five years. If you need this information, you would have to look it up elsewhere.
What are the noise levels like at this address?
The noise levels from various sources are all below the relevant standards. Road traffic noise is 44 dB Lden, rail noise is 36 dB Lden, aircraft noise is 40 dB Lden, and industrial noise is 46 dB Lden. These are area-level indications, not measurements at the property itself. So, while the levels are within norms, actual noise can vary.
What is the foundation risk for this home?
The foundation risk indication is medium. This is an area-level indication, not an inspection of this specific home. The building dates from 1905, which is before 1970, and in this postcode area, 100% of properties were built before 1970. According to the Klimaateffectatlas, 4% of properties in the neighbourhood have an elevated risk of pile rot.
What are the climate risks for this address?
The climate risk indications are as follows: pluvial flooding (from heavy rain) is medium, flood risk from rivers or the sea is low now and in 2050, and heat stress is medium now and in 2050. These are area-level indications, not predictions for this specific property. They give a general sense of how the area might be affected.
Which supermarkets are nearby?
There are several supermarkets within walking distance. The nearest is an Albert Heijn at 408 metres, which is just around the corner. A Jumbo is at 513 metres, a PLUS at 563 metres, and a SPAR at 603 metres. Another Albert Heijn is at 684 metres. So you have plenty of options for daily groceries.
What schools are close to this apartment?
There are several primary schools nearby. The nearest is odbs Puntenburg at 459 metres, which is a five-minute walk. The Agatha Snellenschool is at 523 metres, and Openbare Basisschool De Kleine Dichter is at 691 metres. For secondary education, the nearest school is at 1.2 kilometres, which is a bit further.
How is the public transport in this area?
Public transport is well within reach. The nearest bus stop is Utrecht, Nicolaas Beetsstraat, at 147 metres, served by bus line 2. Another stop, Utrecht, Hoogh Boulandt, is at 219 metres, also on line 2. Utrecht Centraal train station is at 765 metres, about a ten-minute walk. So you can easily get around without a car.
What is the neighbourhood like?
Hooch Boulandt is a small neighbourhood within Utrecht's city centre, with about 2,090 residents. It is very urban, with a high address density. Residents of the wider Binnenstad district give their living environment an average score of 7.59, based on eight reviews. One resident mentions the quiet streets behind the Singel, while another notes the noise from the city centre but loves the walkability.
Experiences from Hooch Boulandt
How residents experience their neighbourhood
I live on the Singel, which is quite busy with traffic, but the streets behind it (between the Singel and the railway) are actually very quiet and peaceful. This is also because there are few amenities in this part. However, you can easily reach all necessary shops on foot. Due to the few cafés in these streets, there is little sense of community. The quiet streets behind the house can sometimes be scary when you have to walk through them at night. Especially the stretch from the central station to home passes dark parks and offices that are empty in the evening. Living on the Singel, apart from the traffic, is very nice because you can (run) along the Singel in the greenery straight away. Hygiene is fine. The bins are not often too full.
Auto-translated to English by AIStatistics for Hooch Boulandt
Figures on residents, liveability and the housing market
| Sale price | €527,500 | €482,000 |
|---|---|---|
| Sale per m² | €7,794 | – |
| Rent price | €2,062 p/m | €2,198 p/m |
| Rent per m² | €23 p/m | – |
Experiences from Binnenstad
How residents experience their district
De Nieuwegracht is een rustige en schone kant van het centrum van Utrecht. Aan de overkant ligt een mooi park en een grote weide. Hier is het over het algemeen rustig, soms helaas niet heel schoon. Op de wandelpaden liggen op sommige plekken erg veel sigaretten. De buurt is erg goed bereikbaar op de fiets en te voet. De auto is niet aan te raden, hoewel de Nieuwegracht in vergelijking met de Oudegracht en Twijnstraat veel makkelijker is voor auto's.
Auto-translated to English by AII live on the Singel, which is quite busy with traffic, but the streets behind it (between the Singel and the railway) are actually very quiet and peaceful. This is also because there are few amenities in this part. However, you can easily reach all necessary shops on foot. Due to the few cafés in these streets, there is little sense of community. The quiet streets behind the house can sometimes be scary when you have to walk through them at night. Especially the stretch from the central station to home passes dark parks and offices that are empty in the evening. Living on the Singel, apart from the traffic, is very nice because you can (run) along the Singel in the greenery straight away. Hygiene is fine. The bins are not often too full.
Auto-translated to English by AILiving so close to the city centre has pros and cons. Main con is noise. But we love how walkable this neighborhood is to everything in the city centre. We can't imagine living the same lifestyle if we live further away.
Auto-translated to English by AII've lived in the Zeven Steegjes all my life and really enjoy it here
Auto-translated to English by AII've lived here my whole life and have always enjoyed it.
Auto-translated to English by AIIn terms of amenities it's wonderful to live in the centre, but it's also very busy and not accessible by car. Public transport is excellent. I never feel comfortable walking alone late at night because of all the homeless people and creepy individuals. There should be much more green space in the centre for my liking. It could be so much better. We do have a very nice green courtyard at the apartment complex.
Auto-translated to English by AIIt's a nice area to live in. The location is pleasant, but it's the centre so there's almost always noise pollution. Of course that's to be expected. However, the surroundings aren't very hygienic. In the courtyard where we live, there are many restaurants that dump their waste in the alleys. That's a shame.
Auto-translated to English by AIStreet full of shops and cosiness. Nice and bustling sometimes also noisy but that's not the residents' fault haha
Auto-translated to English by AIStatistics for Binnenstad
Figures on residents, liveability and the housing market
| Sale price | €754,520 | €626,902 |
|---|---|---|
| Sale per m² | €7,953 | – |
| Rent price | €2,096 p/m | €2,055 p/m |
| Rent per m² | €28 p/m | – |
Experiences from Utrecht
How residents experience their municipality
De Nieuwegracht is een rustige en schone kant van het centrum van Utrecht. Aan de overkant ligt een mooi park en een grote weide. Hier is het over het algemeen rustig, soms helaas niet heel schoon. Op de wandelpaden liggen op sommige plekken erg veel sigaretten. De buurt is erg goed bereikbaar op de fiets en te voet. De auto is niet aan te raden, hoewel de Nieuwegracht in vergelijking met de Oudegracht en Twijnstraat veel makkelijker is voor auto's.
Auto-translated to English by AILeuke gemixte buurt waar mensen oog voor elkaar hebben en het rustig wonen is. Het grootste voordeel is dat alle voorzieningen dichtbij zijn zoals Leidsche Rijn centrum, winkelcentrum parkwijk, bushalte, treinstation, scholen, sportclubs, parken, bioscoop en horeca.
Auto-translated to English by AIHeerlijk rustige buurt op slechts 20 minuten afstand van het centrum van Utrecht. Park Hoge Weide, scholen, supermarkten en sportvoorzieningen zijn om de hoek.
Auto-translated to English by AIThe neighborhood is considered safe, has an active and engaged community, and is well maintained. Neighborhood relations are good. Residents have access to quality housing, reputable schools, and attractive green spaces such as Wilhelminapark, Oosterspoorbaan and Minstroom. The centre is within reach, and Oost offers a nice number of shops.
Auto-translated to English by AICosy, student-like, park on the doorstep, where people sit when the weather is nice. Pub in the neighbourhood, shopping centre within walking distance and Kanaalstraat nearby.
Auto-translated to English by AILunetten zuid is a fairly extensive area, but there are common characteristics: There is little traffic on the streets, even the ring road is relatively quiet. Many houses are situated around a shared green space with some play facilities. This quickly creates a bond with the neighbours. Because Lunetten is separated from the city by a park and forts, which are part of the UNESCO heritage, it has some village-like features. If you value your privacy and don't like contact, then Leidsche rijn is more likely a place where you'll feel at home. Lunetten is not a place of high fences, but rather has a scent of granola with a hint of wokeness. If you feel at home with that, you are very welcome, but if you are not willing to do something for the neighbourhood or your neighbours, there are plenty of other places where you will feel at home.
Auto-translated to English by AII've lived in Zuilen for 26 years and still consider it one of the best neighbourhoods in Utrecht. With shops, schools, buses and the train station all nearby, everything is within reach. And with the beautiful Julianapark just around the corner, the area also has a lovely place to relax. As far as I'm concerned, an absolute top location.
Auto-translated to English by AIEspecially great that there are so many nice shops in the area. The walks to the Muntkade and Park Oog en Al also often make my day. The house I live in is old and hasn't been properly maintained by the landlord for a long time.
Auto-translated to English by AIStatistics for Utrecht
Figures on residents, liveability and the housing market
| Sale price | €591,939 | €537,315 |
|---|---|---|
| Sale per m² | €6,532 | – |
| Rent price | €1,929 p/m | €1,904 p/m |
| Rent per m² | €24 p/m | – |
Location and amenities
Justus van Effenstraat 11BS, Utrecht
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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