A sixth-floor flat in Overvecht
This apartment sits on the sixth floor of a gallery flat on the Rubicondreef, in the Taag- en Rubicondreef en omgeving neighbourhood of Utrecht. The building dates from 1967 and has an energy label B. The asking price of €350,000 is 16% below the neighbourhood average asking price of €418,667, and the price per square metre comes to €4,375 based on the agent's floor area. For context, the average asking price for apartments in Utrecht is not stated here, but this home is priced keenly compared with its immediate surroundings.
The home itself
According to the agent, the flat has four rooms, including three bedrooms and one bathroom, spread over a single floor. The living area is listed as 80 m² by the agent, while the BAG registration records 85 m². The home has double glazing and is heated by district heating. It is part of a homeowners' association, with a monthly contribution of €20,776, and is located in a residential area.
Life in Taag- en Rubicondreef en omgeving
Residents of the wider district of Overvecht give their living environment an average score of 7.17, based on 16 reviews. One resident says: "Things could be better, like installing cameras so we can see who dumps rubbish, but we also have an app so I have nothing to complain about; we help each other when we can." Another resident is less positive: "Overvecht is dirty, messy, noisy; sometimes it looks like a motorsport field with how they race at night. Rats run across you, it stinks outside, and there are many loitering youths, so safety is not great." The neighbourhood itself has around 4,400 residents, with a high share of single-person households. These reviews describe the district as a whole, not this specific neighbourhood. For more on the area, see the Taag- en Rubicondreef en omgeving neighbourhood.
Amenities and transport
Daily errands are easy from here. The Lidl is just around the corner, with the AH XL and Jumbo a couple of streets away. For schools, Pouwer College and Ithaka, internationale schakelklassen are both a short walk, and primary schools like Stichting HAPPY KIDS Education and Al Amana are also close by. The nearest GP is Huisartsenpraktijk De Neckar, and the BENU Apotheek Neckardreef is just around the corner. For public transport, the bus stop Utrecht, Rubicondreef is on your doorstep, served by lines 1, 11, N20 and Flex, and Utrecht Overvecht train station is a five-minute walk. The municipality of Utrecht offers all this and more, as you can see on the page for the municipality of Utrecht.
WOZ and address data
The WOZ value of this home is €386,000, based on the reference date of 1 January 2025. The asking price is 9% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 77%, from €218,000 to €386,000. As for the address, the noise level from road traffic is 53 dB Lden, which is above the noise standard, while rail and air traffic noise are below their standards. The foundation risk indication is medium, and the soil type is peat, which is an area-level indication rather than an inspection of this specific home. The pluvial flooding risk is medium, the current flood risk is elevated, and the heat stress risk is low now but medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Makelaardij Stek.
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Details of this home
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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 Rubicondreef 170, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €350,000 is 9% below the WOZ value of €386,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The asking price is also 16% below the neighbourhood average asking price of €418,667, according to the data.
What is the layout of this apartment?
The agent describes the flat as having four rooms, including three bedrooms and one bathroom, on a single floor. The living area is listed as 80 m² by the agent, while the BAG registration records 85 m². The home is on the sixth floor of a gallery flat and has double glazing and district heating.
What is the WOZ value and how has it changed?
The WOZ value is €386,000, based on the reference date of 1 January 2025. Over the past five years, the value has risen by 77%, from €218,000 in 2020 to €386,000 in 2025. This is a municipal valuation, not a market price, and it is used for tax purposes.
What are the noise levels around this address?
The road traffic noise level is 53 dB Lden, which is above the noise standard. Rail traffic noise is 37 dB Lden and air traffic noise is 40 dB Lden, both below their respective standards. These are area-level indications from public data, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication is medium, and the soil type is peat. This is an area-level indication based on public data, not an inspection of this specific home. The groundwater level is expected to drop towards 2050, which can increase the risk for wooden foundations, but this is not a diagnosis of this property.
What supermarkets are nearby?
The Lidl is just around the corner, about 534 metres away. The AH XL is 603 metres away, and the Jumbo and Aldi are both about 620 metres away. A Hoogvliet is also within walking distance at 754 metres. These are the nearest options within the area.
Which schools are close to this apartment?
Pouwer College and Ithaka, internationale schakelklassen, both secondary schools, are about 226 metres away. For primary education, Stichting HAPPY KIDS Education is 233 metres away and Al Amana is 300 metres away. SBO St. Maarten, a special primary school, is 378 metres away.
What public transport options are available?
The bus stop Utrecht, Rubicondreef is 177 metres away, served by lines 1, 11, N20 and Flex. Utrecht, Station Overvecht is 321 metres away with lines 1, 6, 11, 30, N20 and Flex. The nearest train station is Utrecht Overvecht, about 393 metres away.
How do residents rate living in this area?
Residents of the wider district of Overvecht give their living environment an average score of 7.17, based on 16 reviews. One resident praises the community spirit, while another mentions issues with cleanliness and noise. These reviews describe the district as a whole, not this specific neighbourhood.
