Tuindorp-Oost, Utrecht
This apartment on Obbinklaan 30 sits in Tuindorp-Oost, a part of Utrecht where the streets feel quiet and green. The home is on the third floor and looks out over the park and the water, which gives it a peaceful, open feel. Built in 1964, it has an energy label D, so heating costs will be moderate. With a price of €445,000, the asking price is sharp compared to the average for apartments in Utrecht.
The apartment has three rooms, including two bedrooms and one bathroom, spread over two floors. The living area is listed as 100 m² according to the BAG registration, while the agent states 90 m². It has a balcony, and the property is fully owned. The insulation includes triple and double glazing, and heating is via block heating. The monthly homeowners' association fee is €492.
Residents of the district give an average score of 6.79, based on seven reviews. One resident says: "A very nice place to grow up" and mentions the proximity to Griftpark and neighbourhood parties. Another describes it as a "Village in the City", noting the greenery and car-free streets. However, a third review is critical, mentioning noise and social issues. The neighbourhood has about 3,435 inhabitants, and the average household size is 1.9. For more, see the Tuindorp-Oost neighbourhood.
An Albert Heijn supermarket is on your doorstep, just 91 metres away, and there are more options within a short walk. Primary schools like pcbs De Regenboog and KBS Paulus are just around the corner. The GP practice Huisartsenpraktijk Tuindorp Utrecht is also nearby, and the pharmacy Apotheek de Gaard is a couple of streets away. For public transport, bus line 55 stops at Utrecht, De Lichtkring, and bus line 5 at Utrecht, De Gaard. The nearest train station is Utrecht Overvecht, a ten-minute walk. The municipality of Utrecht offers all the amenities of a city, as described on the municipality of Utrecht.
The WOZ value is €434,000 as of 1 January 2025, and the asking price is 3% above that. Between 2020 and 2025, the WOZ value rose by 42%, from €305,000 to €434,000. As for address risks, the noise levels from road, rail, and air traffic are all below the standards. The foundation risk indication is low, and pluvial flooding risk is low, but the current flood risk is elevated. These are area-level indications, not an inspection of this specific home.
At the time of writing, the home is offered via two channels, including Bas Makelaars.
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Details of this home
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.
About Obbinklaan 30, Utrecht
The asking price of €445,000 is 3% above the WOZ value of €434,000, which was set on 1 January 2025. This means the asking price is slightly higher than the municipal valuation, but the difference is small. The WOZ value is not the same as the market value, but it gives an indication of how the municipality values the property.
According to the agent, the apartment has three rooms, including two bedrooms and one bathroom, spread over two floors. The living area is stated as 90 m² by the agent, while the BAG registration lists 100 m². There is a balcony, and the property is on the third floor. The volume is 299 m³.
The energy label is D. This label indicates that the home is not among the most efficient, so you can expect moderate energy costs. The home has triple and double glazing, which helps with insulation. Heating is provided by block heating, which is a shared system. The exact costs depend on your usage and energy prices.
The monthly homeowners' association (VvE) fee is €492. This fee is used for the maintenance of shared areas and the building. It is important to consider this cost when budgeting for the total monthly expenses. The fee is stated in the listing and is part of the ownership costs.
The noise levels from road traffic are 47 dB Lden, from rail traffic 35 dB Lden, and from air traffic 40 dB Lden, all measured in 2022 and 2023. These levels are all below the Dutch noise standards, so the home is not exposed to excessive noise from these sources. This is based on area-level data, not a specific measurement at the property.
The foundation risk indication for this address is low. This is based on area-level data, as the home was built in 1964, before 1970. This does not mean there are no issues, but the risk is considered low. It is always wise to have a structural survey if you are considering buying, but the data suggests no immediate concerns.
The current flood risk is elevated, but the risk for 2050 is low. Pluvial flooding, which is flooding from heavy rain, is low. These are area-level indications from the Klimaateffectatlas, not a specific assessment of this home. It is good to be aware of these risks, but they do not necessarily mean the property will flood.
An Albert Heijn supermarket is just 91 metres away, so you can do your daily shopping on your doorstep. There are also other supermarkets within a short distance, including another Albert Heijn at 902 metres, a Jumbo and an Aldi at 1,146 metres, and another Albert Heijn at 1,285 metres. This gives you plenty of choice.
There are several primary schools nearby, including pcbs De Regenboog at 338 metres, KBS Paulus at 453 metres, Basisschool de Beiaard at 483 metres, and OBS Tuindorp at 489 metres. There is also a special education school, SO Fier, at 504 metres. This makes it convenient for families with children.
The nearest bus stop is Utrecht, De Lichtkring, just 97 metres away, served by bus line 55. Another stop, Utrecht, De Gaard, is 205 metres away with bus line 5. The nearest train station is Utrecht Overvecht, about 748 metres away. This provides good connections for commuting and getting around the city.
Residents of the district give an average score of 6.79, based on seven reviews. Some residents praise the green, village-like atmosphere and the proximity to Griftpark, while others mention issues like noise and social inequality. The reviews are mixed, so it is worth visiting the area to get a feel for it yourself.
How residents experience their neighbourhood
It's a nice quiet neighbourhood to live in. Here and there some green spaces and playgrounds for children. There's a large supermarket in the area with a shopping centre around it that also has a chemist etc. There are 2 schools in the area, one of which has a less strong reputation, which already limits the choice. The area is easily accessible by car and bike, although the Zuilense ring sometimes gets congested. The bus connection is less good; the 55 goes past the area and the 4 goes through the area. Unfortunately, the 4 is not a reliable bus and if it doesn't come, you can wait half an hour for the next one. Sometimes there is still some rubbish on the street, especially around De Gaard. The large waste containers there really look a mess and have a lot of rubbish lying next to them. My neighbours are friendly. The area is quiet yet still in the city; within 10 minutes by bike you're in the city centre and within a few minutes by car you're on the motorway.
Auto-translated to English by AIFigures on residents, liveability and the housing market
| Sale price | €469,550 | €412,500 |
|---|---|---|
| Sale per m² | €5,284 | – |
| Rent price | €1,913 p/m | €1,925 p/m |
| Rent per m² | €26 p/m | – |
How residents experience their district
A fascist neighbourhood that claims to be left-wing. Poorly maintained streets. Everywhere there is vomit, glass, and rubbish. Dirty pavements, graffiti everywhere, every street suffers from a huge nuisance of students. Students overpopulate the area. No diversity, too expensive shops. Only rich white people. Social inequality is clearly visible here. 1000 metres away in Overvecht people have nothing, here in abundance. Full of snobs. Social housing is only 6 percent, deliberately sold off, all homes are being split: unliveable, too much noise, and expanded with extra floors. People earn an average of 6-10,000 per month and look like tramps. There is no cohesion, people are focused on themselves, all islands. The atmosphere is gone. It was once a beautiful neighbourhood, but yuppies, damn students and damn expats have turned it into a white enclave of coke-sniffing egotrippers.
Auto-translated to English by AILiving so close to Griftpark was great fun to grow up in, and there are also often neighbourhood parties that make it all a lot closer.
Auto-translated to English by AIWhen I come to Voordorp, it really feels like a village. People look at you, say hello, children play in the street, and there's a lot of greenery. It's also car-free, which makes it nice and quiet on the street! Once there was a fight between a bunch of street youths, but I don't think they were from the neighbourhood. Because I hardly ever see people hanging around on the street, which I also like. My room is practically on the pavement and I never have any trouble with anyone. I also come from a village and was a bit afraid of the city's hustle and bustle, but it's not like that at all, so that's really great.
Auto-translated to English by AIVery safe and also mixed in terms of people. Supermarket and the city centre are a 5-minute walk or bike ride away. Although there are trees, there is more nature than in other places, but still not enough.
Auto-translated to English by AIArranges everything quickly, there are many people from your delivery time
Auto-translated to English by AIIt's a nice quiet neighbourhood to live in. Here and there some green spaces and playgrounds for children. There's a large supermarket in the area with a shopping centre around it that also has a chemist etc. There are 2 schools in the area, one of which has a less strong reputation, which already limits the choice. The area is easily accessible by car and bike, although the Zuilense ring sometimes gets congested. The bus connection is less good; the 55 goes past the area and the 4 goes through the area. Unfortunately, the 4 is not a reliable bus and if it doesn't come, you can wait half an hour for the next one. Sometimes there is still some rubbish on the street, especially around De Gaard. The large waste containers there really look a mess and have a lot of rubbish lying next to them. My neighbours are friendly. The area is quiet yet still in the city; within 10 minutes by bike you're in the city centre and within a few minutes by car you're on the motorway.
Auto-translated to English by AIThe neighbourhood is cosy, but there is also some nuisance from the Salvation Army hostel.
Auto-translated to English by AIFigures on residents, liveability and the housing market
| Sale price | €644,817 | €612,817 |
|---|---|---|
| Sale per m² | €6,767 | – |
| Rent price | €1,957 p/m | €2,031 p/m |
| Rent per m² | €24 p/m | – |
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 AIFigures on residents, liveability and the housing market
| Sale price | €591,939 | €537,315 |
|---|---|---|
| Sale per m² | €6,532 | – |
| Rent price | €1,929 p/m | €1,904 p/m |
| Rent per m² | €24 p/m | – |
Obbinklaan 30, Utrecht
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