Rachmaninoffplantsoen 17
Welgelegen Den Hommel, Utrecht
AreaA quiet spot in Welgelegen, Den Hommel
This apartment sits on the fourth floor of a gallery flat on the Rachmaninoffplantsoen, a quiet street in the Welgelegen, Den Hommel neighbourhood of Utrecht. The area has a lived-in feel, with a park on the doorstep where people gather when the weather is nice, as one resident puts it. Built in 1968, the home has an energy label F, which is the least efficient label, so expect higher energy costs. The asking price of €375,000 is in line with the market, compared with the neighbourhood average asking price of €391,000. For context, the home is one of a number of [apartments in Utrecht] currently on the market.
The home itself
The flat offers 92 m² of living space according to the agent, while the BAG registration records 95 m². It has four rooms, including three bedrooms and one bathroom, all on a single floor. The home has partial double glazing, according to the agent. The living area is 56% larger than the neighbourhood average of 59 m², which gives the rooms a more spacious feel than much of the local stock.
Life in Welgelegen, Den Hommel
Residents of the district give it an average score of 7.37, based on eleven reviews. One resident describes it as cosy and student-like, with a park on the doorstep, a pub in the neighbourhood and a shopping centre within walking distance. Another mentions the many nice shops in the area and the walks to the Muntkade and Park Oog en Al. A third resident says it is reasonably quiet, though there is little social contact between neighbours. The neighbourhood has around 1,880 residents, with a high share of single-person households. These reviews describe the wider district rather than this specific street, so the picture is a general one. For more on the area, see [the Welgelegen, Den Hommel neighbourhood].
Amenities and transport
The daily essentials are close by. A SPAR express is on your doorstep, with an Albert Heijn a couple of streets away and a MCD a ten-minute walk. For secondary education, UniC is just around the corner, and the International School Utrecht is a couple of streets away for primary education. The nearest GP is Gezondheidscentrum Kanaleneiland, Huisartsenpraktijk Danhof, a ten-minute walk, with Apotheek Oog in Al slightly closer. Bus stop Utrecht, 24 Oktoberplein is on your doorstep, served by lines 5, 6, 16 and N2, and Utrecht Centraal station is a ten-minute walk. The wider [municipality of Utrecht] is well served by these connections.
WOZ and address data
The WOZ value was set at €379,000 on 1 January 2025, and the asking price sits 1% below that figure. Between 2020 and 2025 the WOZ value rose by 38%, from €274,000 to €379,000. As for the address itself, road traffic noise is measured at 64 dB Lden, above the noise standard, while railway noise is 34 dB Lden, below the standard. The foundation risk indication is low, though the home was built in 1968 on clay soil. Pluvial flooding risk is low, current flood risk is elevated, and heat stress is medium. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing the home is offered via multiple channels, including Makelaardij Stek and listings on Vastgoed Nederland and Pararius.
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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 Rachmaninoffplantsoen 17, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €375,000 is 1% below the WOZ value of €379,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025 the WOZ value rose by 38%, from €274,000 to €379,000. The asking price is also in line with the neighbourhood average asking price of €391,000.
What is the layout of this apartment?
The apartment has four rooms, including three bedrooms and one bathroom, all on a single floor. The agent lists the living area at 92 m², while the BAG registration records 95 m². The home is on the fourth floor of a gallery flat and has partial double glazing, according to the agent. The living area is 56% larger than the neighbourhood average of 59 m².
What does the energy label F mean for this home?
The home has an energy label F, which is the least efficient label on the scale. This means you can expect higher energy costs compared with more efficient homes. The label does not say anything about the condition of the building itself. The home was built in 1968, and the agent notes partial double glazing. In the neighbourhood, most of the current sales stock has a better energy label.
What are the noise levels around this address?
Road traffic noise at this address is measured at 64 dB Lden, which is above the noise standard. Railway noise is measured at 34 dB Lden, which is below the standard. These figures come from public data at the address level and are indications for the area, not measurements taken inside this specific home. The data is from the 2022 and 2023 reference years.
What is the foundation risk for this home?
The foundation risk indication for this address is low. The home was built in 1968 on clay soil, which the public data notes may involve wooden piles or a shallow foundation. This is an area-level indication from the Atlas Leefomgeving and KCAF, not an inspection of this specific property. No conclusions about the actual foundation condition can be drawn from this.
What are the flood and heat risks at this address?
The pluvial flooding risk at this address is low, meaning heavy rain is unlikely to cause flooding. The current flood risk is elevated, while the flood risk for 2050 is low. Heat stress is currently medium and is expected to remain medium in 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific home.
What shops and schools are nearby?
A SPAR express is on your doorstep, with an Albert Heijn a couple of streets away and a MCD a ten-minute walk. For schools, UniC secondary school is just around the corner, and the International School Utrecht is a couple of streets away for both primary and secondary education. The nearest GP is Gezondheidscentrum Kanaleneiland, Huisartsenpraktijk Danhof, a ten-minute walk, with Apotheek Oog in Al slightly closer.
How is the public transport connection from this home?
Bus stop Utrecht, 24 Oktoberplein is on your doorstep, served by lines 5, 6, 16 and N2. Two other stops are within a couple of streets: Utrecht, Den Hommel with line 5 and Utrecht, Van Bijnkershoeklaan with line 7. Utrecht Centraal station is a ten-minute walk away.
What do residents say about the district?
Residents of the district give it an average score of 7.37, based on eleven reviews. One resident describes it as cosy and student-like, with a park on the doorstep and a shopping centre within walking distance. Another mentions the many nice shops and the walks to the Muntkade and Park Oog en Al. A third says it is reasonably quiet but with little social contact. These reviews describe the wider district, not this specific street.
How does this home compare with the neighbourhood average?
The living area of 92 m² is 56% larger than the neighbourhood average of 59 m². The asking price of €375,000 is in line with the market, compared with the neighbourhood average asking price of €391,000. The price per m² is €4,076 based on the agent listing. The home has an energy label F, while most of the current sales stock in the neighbourhood has a better label.
