Kwartelstraat 48
Vogelenbuurt, Utrecht
AreaA classic Utrecht apartment with water views
This ground-floor apartment sits on the Kwartelstraat in the Vogelenbuurt, a lively part of Utrecht's Noordoost district. The street is described as quiet, with water nearby and a residential feel. Built in 1920, the home carries an energy label C. At €745,000, the asking price is on the high side compared with the average for apartments in Utrecht, which typically go for around €598,412 in this neighbourhood.
Inside the home
The apartment spans two floors and includes four rooms, three bedrooms and one bathroom. There is a garden at the back and a balcony, and the property is a ground-floor dwelling. According to the agent, the living area is 94 m², while the BAG registration lists 100 m². The home has partial double glazing and a central heating boiler. It is offered in full ownership, with a homeowners' association fee of €75 per month.
The Vogelenbuurt
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 made it great fun and that neighbourhood parties bring people together. Another describes it as a "Village in the City", noting that people greet each other, children play in the street and there is plenty of greenery. The neighbourhood has around 4,060 inhabitants, and a large share of households are single-person. The reviews reflect a mix of experiences, with one resident complaining about noise and social inequality, while others praise the community feel. For more on the area, see the Vogelenbuurt neighbourhood.
Amenities and transport
Daily errands are easy from here. An Albert Heijn supermarket is just around the corner, and a Jumbo is a couple of streets away. Primary schools such as Koorschool Utrecht and Openbare Basisschool De Koekoek are within a short walk. The nearest GP, Huisartsen Binnenstad, and pharmacy, Service Apotheek Koert Binnenstad, are both on your doorstep. For public transport, bus line 1 stops at Utrecht, Willem van Noortstraat, a couple of streets away, and lines 5, 55 and N20 are available at Utrecht, Kleine Singel. Utrecht Overvecht train station is about a ten-minute walk. The municipality of Utrecht offers a wide range of services and cultural amenities, as described on the municipality of Utrecht.
WOZ value and address data
The WOZ value for this home is €635,000, based on the reference date 1 January 2025. The asking price is 17% above this 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 foundation risk is indicated as elevated, partly because the building dates from before 1970. Noise from road traffic, rail and aircraft is below the relevant standards. The climate risk indications show low pluvial flooding risk, an elevated current flood risk that drops to low by 2050, and medium heat stress both now and in 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Paul Dijkstra Makelaars and Paul Dijkstra 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 Kwartelstraat 48, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €745,000 is 17% above the WOZ value of €635,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes and does not necessarily reflect the current market value. The price per square metre, based on the agent's listed living area of 94 m², comes to €7,926.
What is the layout of this apartment?
The apartment is a ground-floor dwelling spread over two floors. It has four rooms in total, including three bedrooms and one bathroom. There is a garden at the back and a balcony. The living area is listed as 94 m² by the agent, while the BAG registration records 100 m². The home has partial double glazing and a central heating boiler.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs for heating and electricity. The home has partial double glazing, which helps to some extent, but the label does not indicate the condition of the building itself. The property was built in 1920, which may influence insulation levels.
What is the foundation risk for this address?
The foundation risk indication for this address is elevated. This is based on area-level data, not an inspection of this specific home. The building dates from 1920, and in the postcode area, 86% of properties were built before 1970. According to the Klimaateffectatlas, 6% of properties in this neighbourhood have an elevated risk of paalrot. This is an indication, not a certainty.
What are the noise levels like at this address?
The noise levels from road traffic are 47 dB Lden, from rail traffic 34 dB Lden, and from aircraft 40 dB Lden, all measured in 2022 and 2023. None of these exceed the relevant noise standards. This means the home is not subject to excessive noise from these sources, according to the area-level data.
What is the flood risk for this property?
The current flood risk is indicated as elevated, but by 2050 this is expected to drop to low. Pluvial flooding, which occurs during heavy rain, is rated as low. These are area-level indications based on climate models, not a guarantee for this specific property. The home is not in a high-risk flood zone according to current data.
Which supermarkets are nearby?
There are several supermarkets within walking distance. An Albert Heijn is about 378 metres away, another Albert Heijn at 444 metres, and a Jumbo at 596 metres. A second Jumbo is at 634 metres and another Albert Heijn at 688 metres. This gives you plenty of choice for daily groceries.
What schools are close to this home?
Several schools are within a short walk. Koorschool Utrecht, a primary school, is 301 metres away, and Openbare Basisschool De Koekoek is at 331 metres. For secondary education, School aan de Singel offers both vbo/mavo and vwo/havo programmes, at 362 and 375 metres respectively. Basisschool Dr. Bosschool is a bit further at 630 metres.
How is the public transport connection?
The nearest bus stop is Utrecht, Willem van Noortstraat, about 295 metres away, served by line 1. Utrecht, Kleine Singel is at 392 metres with lines 5, 55 and N20. Utrecht Overvecht train station is about 1.3 kilometres away, roughly a ten-minute walk. This gives you good options for getting around the city and beyond.
What is the neighbourhood like according to residents?
Residents of the wider district give an average score of 6.79 out of 10, based on seven reviews. One resident describes it as a "Village in the City", praising the greenery and community feel. Another says it was "a very nice place to grow up" close to Griftpark. However, one review complains about noise, litter and social inequality. The reviews reflect a mix of positive and negative experiences.
How many homes are for sale in this neighbourhood?
Currently, 17 homes are for sale in the Vogelenbuurt. The average asking price is €598,412, with a median of €575,000. Prices range from €299,000 to €969,000. The average price per square metre is €7,112, and the average living area is 89 m². This gives you an idea of the local market.
