A modern apartment in Ondiep
This apartment on the Royaards van den Hamkade sits in Ondiep, a neighbourhood in the Noordwest district of Utrecht. Built in 2012, it is a relatively recent addition to a part of the city where many homes date from before 1945. The asking price is €515,000. For context, the average asking price for apartments in Utrecht is €524,000, and the median here is €515,000.
Inside the home
The apartment has three rooms, including two bedrooms and one bathroom, spread over a single floor on the second living level. The living area is 68 m² according to the agent, while the BAG registration lists 71 m². The home is fully insulated and heated by district heating with underfloor heating throughout. It is offered as full ownership, with a monthly homeowners' association fee of €146.17.
Life in Ondiep
Ondiep is a neighbourhood of about 5,220 residents, where 46% of households are single-person. Residents give the area an average score of 6.17, based on three reviews. One resident says: "Just nice and stuff." Another describes "a lot of shouting and division", noting that the neighbourhood is split between original residents and newcomers, with houses being pelted with eggs and fireworks. A third review mentions "poorly maintained public spaces". These are personal impressions, and the picture they paint is mixed. For more context, you can read about the Ondiep neighbourhood.
Amenities and transport
Daily errands are easy from here. The Albert Heijn is just around the corner, and the PLUS is a couple of streets away. For primary education, OBS Rietendakschool is on your doorstep, and Basisschool Jules Verne is just around the corner. The nearest GP is Huisartsenpraktijk Gezondheidscentrum Ondiep, a five-minute walk, and Apotheek Deli-Bergema is just around the corner. Bus stops at Van Hoornekade and Ondiep are a couple of streets away, served by lines 7, 11 and 27. Utrecht Zuilen station is a ten-minute walk. All of this sits within the municipality of Utrecht.
WOZ value and address data
The WOZ value is €454,000 as of 1 January 2025, and the asking price is 13% above that value. Between 2020 and 2025, the WOZ value rose by 40%, from €325,000 to €454,000. As for the address, the noise levels from road, rail and air traffic are all below the relevant standards. The foundation risk indication is medium, which is an area-level indication based on public data, not an inspection of this home. The pluvial flooding risk is low, while the current flood risk is elevated, though by 2050 that is expected to be low. 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 Blauwe Eik Makelaardij.
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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 Royaards van den Hamkade 235, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €515,000 is 13% above the WOZ value of €454,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The difference between the asking price and the WOZ value is a fact about this listing, and what it means for the eventual sale price is for the market to decide.
What is the layout of this apartment?
According to the agent, the apartment has three rooms in total: two bedrooms and one bathroom. It is on a single floor, on the second living level of the building. The living area is listed as 68 m² by the agent, while the BAG registration records 71 m². The home also has a volume of 242 m³.
What is the energy label and what does it mean?
The energy label is A+, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The agent also states that the home is fully insulated and heated by district heating with underfloor heating throughout. These are separate facts about the property.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level public data from sources like the Klimaateffectatlas. This is not an inspection of this specific home. In this postcode area, 91% of buildings were constructed before 1970, and 2% of buildings in the neighbourhood have an elevated risk of pile rot. These are indications, not a diagnosis.
What are the flood and heat risks for this location?
According to public risk data, the pluvial flooding risk (from heavy rain) is low. The current flood risk from rivers or the sea is elevated, but by 2050 it is expected to be low. Heat stress is currently low, but is indicated as medium by 2050. These are area-level indications, not predictions for this specific home.
Which supermarkets are nearby?
The nearest supermarket is an Albert Heijn at 364 metres, which is just around the corner. A PLUS is at 501 metres, also a couple of streets away. Further options include a Boni at 1,028 metres and another Albert Heijn at 1,046 metres. In total, there are 63 supermarkets within five kilometres.
What schools are close to this apartment?
OBS Rietendakschool, a primary school, is at 169 metres, on your doorstep. Basisschool Jules Verne is at 262 metres, just around the corner. Other primary schools within walking distance include P.c. basisschool de Boemerang at 466 metres and Al Amana Zuilen at 566 metres. There are 128 schools within five kilometres.
How is the public transport from this address?
The nearest bus stops are Utrecht, Van Hoornekade at 284 metres and Utrecht, Ondiep at 302 metres, both a couple of streets away. They are served by bus lines 7, 11 and 27. Utrecht Zuilen train station is at 680 metres, about a ten-minute walk. No travel times or destinations are stated in the listing.
What do residents say about living in Ondiep?
Residents give the neighbourhood an average score of 6.17, based on three reviews. One resident says: "Just nice and stuff." Another mentions "a lot of shouting and division", describing tensions between original residents and newcomers, with houses being pelted with eggs and fireworks. A third review says public spaces are "poorly maintained". These are personal opinions, not a general verdict.
What is the homeowners' association fee?
The monthly homeowners' association fee is €146.17, as stated in the listing. This fee typically covers shared costs for the building, such as maintenance of common areas, but the specific coverage is not detailed in the listing. The apartment is offered as full ownership, meaning you own the property outright.
