Justus van Effenstraat 18B
Hooch Boulandt, Utrecht
AreaA classic apartment in the heart of Utrecht
This apartment on Justus van Effenstraat 18B sits in Hooch Boulandt, a quiet corner of Utrecht's bustling Binnenstad district. The 1905 building has a timeless appeal, and the home itself is spread over two floors. With a price of €395,000, it sits well below the average asking price for apartments in Utrecht, making it a sharp deal in this market.
Inside the home
According to the agent, this apartment has three rooms, including two bedrooms and one bathroom, spread over two floors. The living area is listed at 49 m², while the BAG registration records 48 m². The home features a balcony, and the agent notes it is located on the first floor. It comes with roof insulation and double glazing, and is heated by a central heating boiler. The property is freehold, with a monthly homeowners' association fee of €100.
Life in Hooch Boulandt
Hooch Boulandt is a small, quiet enclave within the larger Binnenstad, and residents of the district give it an average score of 7.59 out of 10, based on eight reviews. One resident describes the area as "a quiet part of a busy neighbourhood," noting that the streets behind the Singel are peaceful, though amenities are few. Another resident appreciates the walkability: "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." The district is home to about 2,090 people, many of whom live alone. For more on the area, see the Hooch Boulandt neighbourhood.
Amenities and transport
Daily errands are easy from here. An Albert Heijn is just around the corner, with a Jumbo a couple of streets away and a PLUS within a five-minute walk. For primary education, odbs Puntenburg and the Agatha Snellenschool are both a short stroll away. The nearest GP, Huisartsenpraktijk De Greev, is a ten-minute walk, and Apotheek Boswijk is just around the corner. Bus line 2 stops at Utrecht, Nicolaas Beetsstraat on your doorstep, and Utrecht Vaartsche Rijn station is a ten-minute walk. All this is part of the municipality of Utrecht.
WOZ and address data
The WOZ value of the home is €438,000 as of 1 January 2025, and the asking price is 10% below that value. Between 2020 and 2025, the WOZ value rose by 42%, from €308,000 to €438,000. As for the area, the noise levels from road, rail, air and industry traffic are all below the relevant standards. The foundation risk indication is medium, and there is an elevated indication for pluvial flooding during heavy rain, while the current flood risk is low. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via two channels, including Lauteslager 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 Justus van Effenstraat 18B, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €395,000 is 10% below the WOZ value of €438,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 42%, from €308,000 in 2020 to €438,000 in 2025.
What is the layout of this apartment?
According to the agent, the apartment has three rooms, including two bedrooms and one bathroom, spread over two floors. The living area is listed as 49 m², while the BAG registration records 48 m². There is a balcony, and the home is located on the first floor. The property is freehold, with a monthly homeowners' association fee of €100.
What is the energy label and what does it mean?
The energy label is B, which is an efficient label. The agent also notes that the home has roof insulation and double glazing, and is heated by a central heating boiler. These features can contribute to lower energy costs, but the label itself is a general indication of energy performance.
What are the noise levels like in this area?
The noise levels from road traffic, rail, air traffic and industry are all below the relevant standards, according to area-level data. For example, road traffic noise is 46 dB Lden, which is not above the norm. These are indications for the area, not measurements taken at this specific home.
What is the foundation risk for this property?
The foundation risk indication for this area is medium. This is based on the fact that the building was constructed before 1970, and in this postcode area, 100% of properties were built before that year. Additionally, 4% 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 home.
What is the risk of flooding in this area?
The current flood risk is low, and it is expected to remain low in 2050. However, there is an elevated indication for pluvial flooding during heavy rain, meaning that waterlogging could occur. These are area-level indications based on climate data, not a specific assessment of this property.
Which supermarkets are nearby?
An Albert Heijn is just around the corner at 376 metres, a Jumbo is a couple of streets away at 485 metres, and a PLUS is within a five-minute walk at 588 metres. There are also a SPAR and a Coop within about 600 to 700 metres, giving plenty of options for daily groceries.
Which schools are close to this apartment?
Two primary schools are within a short walk: odbs Puntenburg at 479 metres and the Agatha Snellenschool at 491 metres. Other primary schools, such as Openbare Basisschool De Kleine Dichter, are also within about 700 metres. For secondary education, the nearest is about 1.2 km away.
What public transport options are available?
Bus line 2 stops at Utrecht, Nicolaas Beetsstraat just 148 metres away, and at Utrecht, Hoogh Boulandt at 196 metres. The nearest train station is Utrecht Vaartsche Rijn, about 774 metres away, which is roughly a ten-minute walk.
How does the price per square metre compare to the neighbourhood average?
The asking price per square metre is €8,061, based on the agent's listed living area of 49 m². This is slightly above the neighbourhood average of €7,794 per m² for homes currently for sale. However, the total asking price is 25% below the average asking price in the neighbourhood, which is €526,930.
