A calm corner of Tuindorp-Oost
This apartment on Kapteynlaan 41 sits in Tuindorp-Oost, a part of Utrecht where the streets feel settled and the pace is gentle. The home is a 1965 apartment with an energy label A, and it is offered for €350,000. That asking price is keen, sitting 24% below the neighbourhood average asking price of €462,739. For context, apartments in Utrecht in this price range are not common.
Inside the apartment
The apartment has three rooms, two bedrooms and one bathroom, all on a single floor. The living area is 85 m² according to the BAG registration, while the agent lists 83 m². There is a balcony, and the home comes with double glazing and wall insulation. Heating is via block heating, and the property is in full ownership. The monthly HOA fee is €275.
Life in Tuindorp-Oost
Residents of the wider district give their area an average score of 6.79, based on seven reviews. One resident says: "A very nice place to grow up", adding that living close to Griftpark was great fun and that neighbourhood parties bring people together. Another describes it as a "Village in the City", noting the greenery and the car-free streets. A third review is far more critical, mentioning noise, litter and social tensions. The neighbourhood itself has 3,445 residents, and about 48% of households are single-person. The Tuindorp-Oost neighbourhood is a mix of older and newer housing, with most homes built between 1945 and 1970.
Amenities and transport
Daily errands are easy from here. The Albert Heijn is just around the corner, and there are several other supermarkets within a short walk or cycle. Primary schools are close by, including pcbs De Regenboog right next door and Basisschool de Beiaard a couple of streets away. The nearest GP is Huisartsenpraktijk Tuindorp Utrecht, and the pharmacy Apotheek de Gaard is nearby. Bus stop Utrecht, De Gaard is on your doorstep, served by line 5, and Utrecht Overvecht station is about a ten-minute walk. The municipality of Utrecht offers a full range of services within easy reach.
WOZ value and address data
The WOZ value of this home was €370,000 on 1 January 2025, and the asking price is 5% below that value. Between 2020 and 2025, the WOZ value rose by 57%, from €235,000 to €370,000. As for the area, the road noise level is 49 dB Lden, which is above the norm, while rail, air and industry noise are all below their norms. The foundation risk indication is elevated, and the current flood risk is elevated, though the risk for 2050 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 multiple channels, including Punt Makelaars Leidsche Rijn.
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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 Kapteynlaan 41, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €350,000 is 5% below the WOZ value of €370,000, 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 risen by 57%, from €235,000 in 2020 to €370,000 in 2025. This means the asking price is below the most recent municipal valuation.
What is the layout of this apartment?
The apartment has three rooms in total: two bedrooms and one bathroom, all on a single floor. The living area is 85 m² according to the BAG registration, while the agent lists 83 m². There is a balcony, and the home is in full ownership. The monthly HOA fee is €275.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. This means the home is likely to have lower energy costs compared to less efficient labels. The agent also states that the home has double glazing and wall insulation. Heating is provided via block heating, which is a shared system for the building.
What is the foundation risk in this area?
The foundation risk indication for this address is elevated. This is based on area-level data, not an inspection of this specific home. The home was built in 1965 on clay soil, which may involve wooden piles or a shallow foundation. The groundwater level is expected to drop towards 2050, which can increase the risk for wooden foundations. This is an indication for the area, not a verdict on this property.
What are the noise levels like around this address?
The road noise level is 49 dB Lden, which is above the noise norm. Rail noise is 36 dB Lden, air traffic noise is 40 dB Lden, and industrial noise is 45 dB Lden, all below their respective norms. These are area-level indications based on public data, not measurements taken at the property itself.
What supermarkets are nearby?
The nearest Albert Heijn is just around the corner, about 297 metres away. There are several other supermarkets within a short distance, including another Albert Heijn at about 1.2 km, and a Jumbo and an Aldi both at about 1.3 km. In total, there are 64 supermarkets within 5 km of this address.
Which schools are close to this apartment?
Primary school pcbs De Regenboog is right next door, just 13 metres away. Basisschool de Beiaard is about 241 metres away, and SO Fier, a special education school, is 248 metres away. For secondary education, Gerrit Rietveld College is about 563 metres away. There are 111 schools within 5 km in total.
What public transport options are available?
The nearest bus stop is Utrecht, De Gaard, about 140 metres away, served by line 5. Another stop, Utrecht, Kemal Atatürkstraat, is 251 metres away, also on line 5. Utrecht, De Lichtkring is 390 metres away, served by line 55. The nearest train station is Utrecht Overvecht, about 1.1 km away.
What is the neighbourhood like according to residents?
Residents of the wider district give their area an average score of 6.79, based on seven reviews. One resident says it is "A very nice place to grow up", mentioning the proximity to Griftpark and neighbourhood parties. Another describes it as a "Village in the City", with greenery and car-free streets. A third review is critical, mentioning noise and litter. These reviews reflect the district, not just this specific neighbourhood.
How does the asking price compare to other homes in the neighbourhood?
The asking price of €350,000 is 24% below the neighbourhood average asking price of €462,739. The median asking price in the neighbourhood is €395,000, and prices range from €298,000 to €865,000. The average price per m² in the neighbourhood is €5,546, while this home is listed at €4,217 per m² based on the agent's floor area.
