A classic upper maisonette in Rivierenwijk
This 1931 upper maisonette sits on the Merwedestraat, a quiet residential street in Utrecht's Rivierenwijk. With four rooms spread over two floors, it offers a proper sense of space. The asking price of €525,000 is in line with the market, compared with the neighbourhood average asking price. For a sense of what else is on offer, have a look at apartments in Utrecht.
Inside the home
According to the agent, the home has three bedrooms and one bathroom. The living area is listed as 95 m² in the agent's details, while the BAG registration records 93 m². The property is a double upper maisonette, fully owned, with a balcony. The agent notes roof insulation, double glazing and HR glazing, and a central heating boiler. The energy label is C.
Life in Rivierenwijk
Residents give the neighbourhood an average score of 7.03, based on three reviews. One resident says: "Such a beautiful neighbourhood and it keeps getting more beautiful, especially with the improvements to the Jutfaseweg." Another is less positive: "At the moment the neighbourhood is not very safe. Drugs are traded on the car park... So yes, the neighbourhood is going downhill fast!" A third resident notes: "I can get to almost all my groceries or other necessities within 5 minutes by bike. But I do miss some green." The neighbourhood counts around 9,155 inhabitants. For more context, see the Rivierenwijk neighbourhood.
Amenities and transport
The Coop is just around the corner, with Albert Heijn a couple of streets away and PLUS a five-minute walk. Openbare Basisschool De Kleine Dichter is a couple of streets away, as is KBS Gertrudis. Huisartsenpraktijk De Greev is just around the corner, and Apotheek Buijs is on your doorstep. Bus stops at Balijebrug and Balijelaan are just around the corner, served by lines 29 and 1. Utrecht Vaartsche Rijn station is a ten-minute walk. The wider area is covered by the municipality of Utrecht.
WOZ value and address data
The WOZ value on 1 January 2025 was €544,000, and the asking price sits 3% below that figure. Between 2020 and 2025 the WOZ value rose by 55%, from €352,000 to €544,000. As for address-level risks, these are area-level indications rather than an inspection of this home. Road traffic noise is measured at 59 dB Lden, above the noise standard, while railway noise is 37 dB Lden, below it. The foundation risk indication is medium, and pluvial flooding at heavy rain is medium. Current flood risk is elevated, dropping to low by 2050.
Source
At the time of writing the home is offered via multiple channels, including Van Doorn Makelaardij.
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Features
Details of this home
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Layout
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Outdoor space
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 Merwedestraat 5BS, Utrecht
How does the asking price compare with the WOZ value?
The WOZ value on 1 January 2025 was €544,000. The asking price of €525,000 is 3% below that WOZ value. The WOZ is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025 the WOZ value rose by 55%, from €352,000 to €544,000.
What is the layout of this apartment?
According to the agent, this is a double upper maisonette with four rooms, three bedrooms and one bathroom, spread over two floors. The living area is listed as 95 m² in the agent's details, while the BAG registration records 93 m². The home has a balcony and is fully owned.
What does the energy label C mean for running costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs compared with the most efficient homes. The agent notes roof insulation, double glazing and HR glazing, and a central heating boiler. The label itself does not say anything about the condition of the construction.
What is the foundation risk for this address?
The foundation risk indication for this address is medium. This is an area-level indication based on public data, not an inspection of this specific home. The home was built in 1931, before 1970, and in this postcode area 100% of properties were built before 1970. In this neighbourhood, 3% of properties have an elevated pile-rot risk according to the Klimaateffectatlas.
What are the noise levels around this home?
Road traffic noise at this address is measured at 59 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is measured at 37 dB Lden, which is below the noise standard, based on 2023 data. These are area-level indications from public data, not measurements taken at the home itself.
Which supermarkets are nearby?
The Coop is about 284 metres away, just around the corner. Albert Heijn is about 377 metres away, a couple of streets further. PLUS is about 484 metres away, a five-minute walk. There are also a Lidl and another Coop within about a kilometre.
What schools are close to this home?
Openbare Basisschool De Kleine Dichter is about 367 metres away, a couple of streets from the home. KBS Gertrudis is about 424 metres away. Both are primary schools. There are also several other primary schools within a short walk, including OBS Maaspleinschool at about 564 metres.
How is the public transport from this address?
Bus stops are just around the corner: Utrecht Balijebrug at about 284 metres serves line 29, and Utrecht Balijelaan at about 293 metres serves lines 1 and 29. Utrecht Vaartsche Rijn train station is about 843 metres away, a ten-minute walk.
What do residents say about Rivierenwijk?
Residents give the neighbourhood an average score of 7.03, based on three reviews. One resident praises the area: "Such a beautiful neighbourhood and it keeps getting more beautiful." Another is critical, mentioning drug trading and poor rubbish collection. A third says groceries are within five minutes by bike but misses green space. The reviews reflect mixed experiences.
What is the flood risk for this property?
The current flood risk indication for this address is elevated, dropping to low by 2050. Pluvial flooding at heavy rain is medium. These are area-level indications from public data, not an assessment of this specific home. Heat stress is currently low, rising to medium by 2050.
