Pelikaanstraat 31BS
Watervogelbuurt, Utrecht
AreaA pre-war apartment with a view
This three-room apartment sits on the second floor of a 1913 building on the Pelikaanstraat, a quiet road in the Watervogelbuurt with an open view. The neighbourhood mixes families, couples and singles, and residents of the wider Oost district give it a 7.73 out of 10. At €520,000, the asking price is in line with the market, sitting 4% above the neighbourhood average of €499,737. For context, there are currently 19 apartments for sale in the area, and the average price per m² here is €6,645. If you are weighing up options, it helps to compare with other [apartments in Utrecht].
Inside the home
According to the agent, the apartment spans three floors and includes two bedrooms and one bathroom. The living area is listed at 88 m², while the BAG registration records 85 m². The home has a balcony, and the agent notes it is largely double glazed, with a central heating boiler and a wood stove. It is offered as full ownership, with a monthly HOA fee of €100. The energy label is F, which is the least efficient label, so heating costs will be a real consideration.
Life in the Watervogelbuurt
Residents of the district give the area a 7.73 out of 10, based on twelve reviews. One resident describes it as a quiet residential neighbourhood within walking distance of the city, with a mix of households that creates a convivial atmosphere, though parking can be tight. Another says the neighbourhood is considered safe, has an engaged community, and offers access to quality housing, reputable schools and green spaces such as Wilhelminapark. A third notes it is good, but that cleanliness, parking and safety could be better. The neighbourhood has around 2,260 residents, and 63% of households are single-person. For more on the area, see [the Watervogelbuurt neighbourhood].
Amenities and transport
Daily errands are well covered. The Coop is just around the corner, with Jumbo and Lidl a couple of streets away. The Agatha Snellenschool is a ten-minute walk, and the Kromme Rijn College is nearby. The GP practice De Greev and Apotheek Boswijk are both within a ten-minute walk, as is the Diakonessenhuis hospital. For public transport, the tram and bus stop at Station Vaartsche Rijn is on your doorstep, with lines 8, 9, 20, 21, 29, 47, N4 and 341. The train station Utrecht Vaartsche Rijn is also just around the corner. The municipality of Utrecht manages the wider area, and you can read more about [the municipality of Utrecht].
WOZ value and address data
The WOZ value is €460,000 as of 1 January 2025, and the asking price sits 13% above that figure. Between 2020 and 2025, the WOZ value rose 41%, from €326,000 to €460,000. As for the address itself, area-level data indicates road traffic noise at 51 dB and railway noise at 63 dB, both above the norm. The foundation risk indication is medium, which is an area-level indication based on the pre-1970 construction typical of this postcode area. Pluvial flooding at heavy rain is elevated, as is the current flood risk, though the 2050 flood risk is low. Heat stress is currently low, rising to medium by 2050. These are indications at area level, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Buijs Regiomakelaars Amersfoort and Buijs Regiomakelaars Hilversum.
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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 Pelikaanstraat 31BS, Utrecht
How does the asking price compare to the WOZ value?
The WOZ value is €460,000 as of 1 January 2025. The asking price of €520,000 sits 13% above that figure. The WOZ is the municipal valuation, not the current market value, so the difference reflects the market position rather than a direct comparison. The price per m², based on the agent's listed area of 88 m², is €5,909.
What is the layout of this apartment?
According to the agent, the apartment has three rooms, two bedrooms and one bathroom, spread over three floors. The living area is listed at 88 m², while the BAG registration records 85 m². There is a balcony, and the home is on the second floor. The agent notes it is largely double glazed, with a central heating boiler and a wood stove.
What does the energy label F mean for this home?
The energy label is F, which is the least efficient label on the scale. This means you should expect higher energy costs compared to more efficient homes. The agent does note that the home is largely double glazed, which is a separate fact from the label itself. The label does not say anything about the structural condition of the building.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data. This is an indication for the postcode area, not an inspection of this specific home. The building dates from 1913, and 80% of properties in this postcode area were built before 1970. In the neighbourhood, 2% of properties have an elevated risk of pile rot, according to the Klimaateffectatlas.
What are the noise levels like at this address?
Area-level data indicates road traffic noise at 51 dB and railway noise at 63 dB, both above the norm. These figures come from public data at address level and are indications for the area, not measurements taken at this specific home. The home is on a quiet road according to the agent, but the surrounding noise levels are what they are.
What supermarkets are nearby?
The Coop is just around the corner at 258 metres. Jumbo is at 455 metres and Lidl at 564 metres, both a couple of streets away. There are also two Albert Heijn stores within about 650 metres. In total, there are 63 supermarkets within 5 km, so grocery shopping is well covered.
Which schools are close to this apartment?
The Agatha Snellenschool, a primary school, is at 557 metres, about a ten-minute walk. KBS Gertrudis, another primary school, is at 616 metres. For secondary education, the Utrechts Stedelijk Gymnasium is at 709 metres. There are 124 schools within 5 km, so options are plentiful.
How is the public transport from this location?
The tram and bus stop at Station Vaartsche Rijn is at 182 metres, on your doorstep, with lines 8, 9, 20, 21, 29, 47, N4 and 341. The train station Utrecht Vaartsche Rijn is at 169 metres. There are also bus stops at Tolsteegplantsoen and Sterrenwijk within about 300 metres.
What is the neighbourhood like according to residents?
Residents of the wider Oost district give the area a 7.73 out of 10, based on twelve reviews. One resident describes it as a quiet residential neighbourhood within walking distance of the city, with a convivial mix of households. Another says it is considered safe with an engaged community. A third notes it is good, but that cleanliness, parking and safety could be better.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose 41%, from €326,000 to €460,000. The value increased steadily from €326,000 in 2020 to €345,000 in 2021, then jumped to €411,000 in 2022, dipped to €351,000 in 2023, and rose again to €428,000 in 2024 and €460,000 in 2025.
