Prof. Ritzema Boslaan 84
Tuindorp en Van Lieflandlaan-West, Utrecht
AreaA grand home on a quiet street
This is a substantial apartment on Prof. Ritzema Boslaan 84 in Tuindorp en Van Lieflandlaan-West, a neighbourhood in the Noordoost district of Utrecht. The asking price of €1,850,000 is on the high side, sitting 107% above the average asking price of €892,846 for homes currently on the market in this neighbourhood. It is the most expensive of the 13 homes for sale here right now. For context, the average asking price per square metre in the neighbourhood is €7,624, and this home is listed at €6,727 per square metre based on the agent's floor area. This is one of the [apartments in Utrecht] currently being offered.
Inside the home
According to the agent, this home has 10 rooms, 7 bedrooms and 3 bathrooms spread over 3 floors, with a volume of 1,213 cubic metres. The living area is listed as 275 m² by the agent, while the BAG registration records 111 m². The property is described as a detached townhouse on a quiet road with a sheltered position in a residential area. It has a garden all the way around, a central heating boiler, and is offered in full ownership. The home was built in 1935 and carries an energy label F, which is the least efficient label, so expect high energy costs.
Life in Tuindorp en Van Lieflandlaan-West
Residents of the Noordoost district give their area an average score of 6.79, based on seven reviews. One resident says: "A very nice place to grow up. Living 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." Another describes it as a "Village in the City": "When 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." A third review is far more critical, mentioning poorly maintained streets, student nuisance and a lack of social cohesion. The neighbourhood has 6,860 inhabitants, and 54% of households are single-person households. This is [the Tuindorp en Van Lieflandlaan-West neighbourhood] as it stands today.
Amenities and transport
Daily life is well served here. The nearest supermarket, an Albert Heijn, is just around the corner, with a Jumbo and an Aldi a couple of streets away. Primary schools De Regenboog and KBS Paulus are both on your doorstep. The GP practice Huisartsenpraktijk Tuindorp Utrecht and Apotheek de Gaard pharmacy are both a five-minute walk away. For public transport, the bus stop Utrecht, Station Overvecht is just around the corner with lines 1, 6, 11, 30, N20 and Flex, and Utrecht Overvecht train station is also on your doorstep. This all sits within [the municipality of Utrecht].
WOZ and address data
No WOZ value is available for this property. The address does carry some risk indications from public data sources, which are area-level indications rather than an inspection of this specific home. The foundation risk is indicated as elevated, with the home built in 1935 on peat soil, and the groundwater level is expected to drop towards 2050. Noise from road traffic, rail, air and industry is all below the relevant standards. Pluvial flooding risk is low, while current flood risk is elevated but expected to be low by 2050. Heat stress is currently low but is indicated as medium by 2050.
Source
At the time of writing the home is offered via multiple channels, including Grifhorst Makelaardij and Grifhorst Makelaardij Exclusief on Funda.
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Frequently asked questions
About Prof. Ritzema Boslaan 84, Utrecht
How does the asking price compare to other homes in the neighbourhood?
The asking price of €1,850,000 is 107% above the average asking price of €892,846 for homes currently on the market in Tuindorp en Van Lieflandlaan-West. It is the most expensive of the 13 homes for sale in the neighbourhood right now. The average asking price per square metre in the neighbourhood is €7,624, while this home is listed at €6,727 per square metre based on the agent's floor area of 275 m².
What is the layout of this home?
According to the agent, the home has 10 rooms, 7 bedrooms and 3 bathrooms spread over 3 floors, with a volume of 1,213 cubic metres. The living area is listed as 275 m² by the agent, while the BAG registration records 111 m². The property is described as a detached townhouse with a garden all the way around, a central heating boiler, and is offered in full ownership.
What is the energy label and what does it mean?
The home has an energy label F, which is the least efficient label on the scale. This means you should expect high energy costs for heating and electricity. The home was built in 1935, and the agent does not mention any specific insulation measures in the listing. The energy label is a fact about the home's energy performance, not a comment on its structural condition.
What are the foundation risks for this address?
The foundation risk indication for this address is elevated, based on public data from KCAF and the Atlas Leefomgeving. This is an area-level indication, not an inspection of this specific home. The home was built in 1935 on peat soil, and 97% of properties in this postcode area were built before 1970. The groundwater level is expected to drop towards 2050, which can increase risk for wooden foundations.
What are the noise levels like at this address?
Noise levels at this address are all below the relevant standards. Road traffic noise is measured at 43 dB Lden, rail noise at 42 dB Lden, air traffic at 40 dB Lden, and industrial noise at 45 dB Lden. These figures come from public data for the area and are not measurements taken at the property itself. None of the noise sources exceed the applicable noise norms.
What flood and heat risks apply to this address?
Pluvial flooding risk at this address is low, while current flood risk is indicated as elevated but expected to be low by 2050. Heat stress is currently low but is indicated as medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property. They describe the broader area around the address rather than the home itself.
Which supermarkets are closest to this home?
The nearest supermarket is an Albert Heijn at 580 metres, which is about a five-minute walk. A Jumbo and an Aldi are both at 758 metres, and another Albert Heijn is at 853 metres. A Lidl is at 1,064 metres. In total there are 66 supermarkets within 5 kilometres of this address, so there is plenty of choice for daily groceries.
Which schools are near this home?
There are several primary schools very close by. De Regenboog is at 92 metres, KBS Paulus at 118 metres, and OBS Tuindorp at 205 metres. Stichting HAPPY KIDS Education is at 355 metres and Al Amana at 373 metres. In total there are 114 schools within 5 kilometres of this address, covering primary and secondary education.
What public transport options are available nearby?
The bus stop Utrecht, Station Overvecht is at 278 metres and serves lines 1, 6, 11, 30, N20 and Flex. Utrecht Overvecht train station is at 190 metres. There are also additional bus stops at Utrecht, Mr. Tripkade at 380 metres with line N20, and Utrecht, Berezinadreef at 406 metres with line 6. The nearest GP practice is Huisartsenpraktijk Tuindorp Utrecht at 469 metres.
What do residents say about living in this area?
Residents of the Noordoost district give their area an average score of 6.79, based on seven reviews. One resident says: "A very nice place to grow up. Living so close to Griftpark was great fun to grow up in, and there are also often neighbourhood parties." Another describes it as a "Village in the City" with greenery and children playing in the street. A third review is critical, mentioning poorly maintained streets and student nuisance. These reviews describe the district, not this specific neighbourhood.
How does the floor area compare to other homes in the neighbourhood?
The agent lists the living area at 275 m², which is 139% larger than the neighbourhood average of 115 m². The BAG registration records a different figure of 111 m². The price per square metre of €6,727 is based on the agent's listing area. The average asking price per square metre in the neighbourhood is €7,624, so this home is below that average on a per-square-metre basis.
