Luzernevlinder 122
Het Zand-Oost, Utrecht
NeighbourhoodA bright apartment on the edge of the park
This apartment on the fifth floor of a 2007 building sits on the edge of a park, facing a quiet road with an open view. The home is part of the Het Zand-Oost neighbourhood in Leidsche Rijn, a district of Utrecht. With a price of €600,000, the asking price is 27% below the neighbourhood average of €826,125, which makes it sharp compared to other apartments in Utrecht.
Inside the home
The apartment has three rooms, including two bedrooms and one bathroom, spread over one floor. The living area is 113 m² according to the BAG registration, while the agent lists 115 m². The home is fully insulated, with roof, wall and floor insulation and HR glazing. It is heated by district heating with underfloor heating throughout. There is a balcony, and the property is on municipal ground under a perpetual leasehold that has been bought off, so no annual ground rent is due. The monthly homeowners' association contribution is €253.
The Het Zand-Oost neighbourhood
Residents of the Leidsche Rijn district give their living environment an average score of 7.67, based on seven reviews. One resident says: "A lovely quiet neighbourhood with lots of green, with shops, schools and other amenities within short distance." Another notes: "The biggest advantage is that all amenities are close by, such as Leidsche Rijn centre, shopping centre Parkwijk, bus stop, train station, schools, sports clubs, parks, cinema and catering." A third resident, who has lived there for twelve years, says the neighbourhood is going downhill because of people who do not integrate and throw rubbish. The neighbourhood itself has around 4,900 inhabitants, and a large share of the homes were built after 2010. For more details, see the Het Zand-Oost neighbourhood.
Amenities and transport
Daily errands are easy from here. Obs Het Zand primary school is on your doorstep, and Montessorischool Arcade is just around the corner. The GP practice Gezondheidscentrum Het Zand and Apotheek de Vogelvlinder are a couple of streets away. For groceries, Vomar, SPAR express and Aldi are all within a five-minute walk. Bus stop Utrecht, Het Zand with line 6 is a couple of streets away, and Utrecht Terwijde train station is a ten-minute walk. The wider area offers plenty, as the municipality of Utrecht is known for its amenities.
WOZ value and address data
The WOZ value of the home is €581,000 as of 1 January 2025. The asking price is 3% above this value. Between 2020 and 2025, the WOZ value rose by 40%, from €414,000 to €581,000. As for the address, the noise levels from road, rail, air and industry traffic are all below the standards. The foundation risk indication is low, but the soil consists of clay, which is sensitive to settling. The flood risk is low both now and in 2050, and the heat stress indication is low now but medium in 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via Brecheisen Makelaars Leidsche Rijn B.V. and via Funda.
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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 Luzernevlinder 122, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €600,000 is 3% above the WOZ value of €581,000, which was determined on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The asking price is also 27% below the average asking price in the neighbourhood, which is €826,125.
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 113 m² according to the BAG registration, while the agent lists 115 m². There is a balcony, and the home is on the fifth floor. The property is under a perpetual leasehold that has been bought off, so no annual ground rent is due.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. The home is fully insulated, with roof, wall and floor insulation and HR glazing. It is heated by district heating with underfloor heating throughout. This combination suggests the home is well equipped to keep energy costs relatively low.
What are the risks for this address?
The noise levels from road, rail, air and industry traffic are all below the standards. The foundation risk indication is low, but the soil consists of clay, which is sensitive to settling. The flood risk is low both now and in 2050, and the heat stress indication is low now but medium in 2050. These are area-level indications, not an inspection of this specific home.
What amenities are nearby?
Obs Het Zand primary school is on your doorstep, and Montessorischool Arcade is just around the corner. The GP practice Gezondheidscentrum Het Zand and Apotheek de Vogelvlinder are a couple of streets away. For groceries, Vomar, SPAR express and Aldi are all within a five-minute walk. Bus stop Utrecht, Het Zand with line 6 is a couple of streets away, and Utrecht Terwijde train station is a ten-minute walk.
What is the neighbourhood like?
Residents of the Leidsche Rijn district give their living environment an average score of 7.67, based on seven reviews. One resident says: "A lovely quiet neighbourhood with lots of green, with shops, schools and other amenities within short distance." Another notes: "The biggest advantage is that all amenities are close by, such as Leidsche Rijn centre, shopping centre Parkwijk, bus stop, train station, schools, sports clubs, parks, cinema and catering." A third resident, who has lived there for twelve years, says the neighbourhood is going downhill because of people who do not integrate and throw rubbish.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose by 40%, from €414,000 to €581,000. This is a significant increase, reflecting the general trend in the area. The current WOZ value is €581,000 as of 1 January 2025.
What is the homeowners' association fee?
The monthly homeowners' association contribution is €253. This fee covers the costs of maintaining the shared parts of the building, such as the entrance, stairwell and any common facilities.
Is the apartment on a leasehold?
Yes, the property is on municipal ground under a perpetual leasehold that has been bought off. This means the ground rent has been paid in full in advance, so there is no annual ground rent due. This is a common arrangement for apartments in Utrecht.
What is the asking price per square metre?
The asking price per square metre is €5,217, based on the agent's listed living area of 115 m². This is below the neighbourhood average of €5,799 per m², which makes the price relatively sharp.
Statistics for Het Zand-Oost
Figures on residents, liveability and the housing market
| Sale price | €826,125 | €677,250 |
|---|---|---|
| Sale per m² | €5,799 | – |
| Rent price | €2,093 p/m | €2,010 p/m |
| Rent per m² | €18 p/m | – |
Experiences from Leidsche Rijn
How residents experience their district
Leuke 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 neighbourhood is going downhill because there are people who don't integrate, throw rubbish down. I've lived here for 12 years, always with great pleasure, but the last 3 years it's been going downhill, a shame.
Auto-translated to English by AIParkwijk zuid is a nice little post-war neighbourhood near everything in Utrecht. But there are a few downsides.
Auto-translated to English by AIA wonderful environment to live in. Everything is within walking distance: shops, station, parks. Beautiful cycle paths and very good public transport. Little nuisance. City feel, yet a quiet environment. Primary school across the street and 3 secondary schools less than 10 minutes away by bike. I am privileged to live here, in a new-build apartment.
Auto-translated to English by AII've lived in this neighbourhood for 18 years. I feel safe. I can have a chat with the neighbours. You can play outside safely. There's also plenty of space to play outside. Many different people live here, which makes the neighbourhood cosier and livelier. The city is nearby. And in and around the neighbourhood itself there are many amenities. They are all easily accessible, whether by car, bike, public transport or on foot. And there are many different types of houses in my neighbourhood so there is something for everyone. There are many schools in the area. Secondary and primary. Not all schools are equally good, but there are plenty of options. The neighbourhood is generally quite clean, there isn't a lot of litter. However, you have to watch out for dog poo, which isn't always pleasant. One point for improvement I could mention is that apart from gardens, there is little greenery/nature. I find that a shame.
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Auto-translated to English by AII organise many activities for the neighbours such as a neighbourhood market, bingo evening and kickboxing clinic
Auto-translated to English by AIStatistics for Leidsche Rijn
Figures on residents, liveability and the housing market
| Sale price | €776,035 | €706,340 |
|---|---|---|
| Sale per m² | €6,261 | – |
| Rent price | €1,945 p/m | €1,882 p/m |
| Rent per m² | €19 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 | €593,036 | €543,827 |
|---|---|---|
| Sale per m² | €6,525 | – |
| Rent price | €1,906 p/m | €1,874 p/m |
| Rent per m² | €24 p/m | – |
Location and amenities
Luzernevlinder 122, Utrecht
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Flooding
Heat stress
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