Rooseveltlaan 448
Kanaleneiland-Noord, Utrecht
AreaA waterside apartment in Kanaleneiland-Noord
This apartment on Rooseveltlaan sits in Kanaleneiland-Noord, a lively part of Utrecht's Zuidwest district. The home is on the third floor and looks out over the water, with a free view. Built in 1960, it has an energy label C. With a asking price of €359,000, the price is sharp compared to the average for apartments in Utrecht, which stands at €359,833.
Inside the home
The apartment has four rooms, including three bedrooms and one bathroom, spread over one floor. The living area is 75 m² according to the agent, while the BAG registration lists 72 m². The home has a balcony, and the agent mentions roof insulation, HR glazing and wall insulation. Heating is via a central heating boiler. The property is leasehold, but the ground rent has been bought off in perpetuity. The homeowners' association fee is €220.26 per month.
The Kanaleneiland-Noord neighbourhood
Kanaleneiland-Noord is a district with a mix of housing, and the streets around Rooseveltlaan are part of a larger area that residents rate with an average of 7.36. Across the district, some residents are positive: "Good and cosy," says one, "Going well, contact with fellow residents friendly and attentive." Others are less enthusiastic, with one resident noting "The houses are going to the immigrant community and status holders AZC. Neighbourhood is getting dirtier, stinks, neighbourhood no longer has neighbour contacts, everyone just does their own thing." These views come from 12 reviews at district level, so they reflect the wider area rather than this specific street. The neighbourhood has about 8,670 inhabitants, and a large share of homes were built between 1945 and 1970. For more on the area, see the Kanaleneiland-Noord neighbourhood.
Amenities and transport
Daily errands are easy from here. The Albert Heijn and Jumbo are just around the corner, and a SPAR express is a ten-minute walk away. For primary education, KBS De Zeven Gaven and Lukasschool are both a couple of streets away. The nearest GP is Gezondheidscentrum Kanaleneiland, Huisartsenpraktijk Danhof, and the pharmacy Apotheek Kanaleneiland is nearby. Bus stop Utrecht, Marshalllaan is on your doorstep with line 7, and Utrecht, Kanaleneiland is just around the corner with lines 10, 19, 29, 90, N7, 102, 184, 195, 307 and 395. Utrecht Centraal station is a ten-minute walk away. The municipality of Utrecht offers all this and more, as you can see on the page for the municipality of Utrecht.
WOZ value and address data
The WOZ value of this home is €409,000, based on the reference date 1 January 2025. The asking price is 12% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 56%, from €263,000 to €409,000. As for address risks, the noise level from road traffic is 50 dB Lden, which is above the norm, while railway noise is 16 dB Lden, below the norm. The foundation risk indication is low, though the home was built in 1960 on clay soil, which may involve wooden piles or a shallow foundation. Pluvial flooding at heavy rain is elevated, as is the current flood risk, but the flood risk for 2050 is low. Heat stress is currently low, rising to medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Stap Makelaars.
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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 Rooseveltlaan 448, Utrecht
How does the asking price compare to the WOZ value?
The asking price is €359,000, while the WOZ value is €409,000 as of 1 January 2025. That means the asking price is 12% below the WOZ value. The WOZ value is the municipal valuation, not the market value, but this difference is notable.
What is the layout of this apartment?
According to the agent, the apartment has four rooms: three bedrooms and one bathroom, all on a single floor. The living area is 75 m² per the agent, while the BAG registration lists 72 m². There is a balcony, and the home is on the third floor with a free view over the water.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs. The agent mentions roof insulation, HR glazing and wall insulation, which may help keep costs down, but the label itself does not guarantee a specific level of insulation.
What is the WOZ value and how has it developed?
The WOZ value is €409,000, with a reference date of 1 January 2025. Over the past five years, the WOZ value has increased by 56%, from €263,000 in 2020 to €409,000 in 2025. This shows a strong upward trend in the municipal valuation.
What are the noise levels around this address?
The noise level from road traffic is 50 dB Lden, which is above the Dutch noise norm. Railway noise is 16 dB Lden, which is below the norm. These are area-level indications based on public data, not measurements at the property itself.
What is the foundation risk for this home?
The foundation risk indication is low. However, the home was built in 1960 on clay soil, which may involve wooden piles or a shallow foundation. This is an area-level indication, not an inspection of this specific property.
What are the flood and heat stress risks?
Pluvial flooding at heavy rain is elevated, and the current flood risk is also elevated. By 2050, the flood risk is expected to be low. Heat stress is currently low, but is expected to become medium by 2050. These are area-level indications.
Which supermarkets are nearby?
The nearest supermarkets are Albert Heijn at 429 metres and Jumbo at 451 metres, both just around the corner. A SPAR express is at 898 metres, and an AH to go is at 919 metres. A Lidl is at 1,031 metres.
Which schools are close to this apartment?
Several primary schools are within walking distance: KBS De Zeven Gaven at 427 metres, Lukasschool at 430 metres, De Kaleidoskoop at 454 metres, Obs De Panda at 471 metres, and De Olijfboom at 629 metres.
What public transport options are available?
The nearest bus stop is Utrecht, Marshalllaan at 196 metres, served by line 7. Utrecht, Kanaleneiland is at 335 metres with lines 10, 19, 29, 90, N7, 102, 184, 195, 307 and 395. Utrecht Centraal train station is 2,341 metres away.
What is the neighbourhood like according to residents?
Residents of the district give an average score of 7.36 based on 12 reviews. Some praise the friendly contact with neighbours, while others mention concerns about cleanliness and safety. These reviews reflect the wider district, not just this street.
