Rubicondreef 196
Taag- en Rubicondreef en omgeving, Utrecht
AreaA high-rise home in Overvecht
This apartment sits on the eighth floor of a gallery flat on the Rubicondreef, in the Taag- en Rubicondreef en omgeving neighbourhood of Utrecht. Built in 1967, it is part of the Overvecht district, a part of the city with its own character. The asking price of €249,500 is in line with the market, according to the comparison with the neighbourhood average. That price is also well below the average for apartments in Utrecht, which makes this listing stand out.
The apartment itself
The home has two rooms, one bedroom and one bathroom, spread over a single floor. The living area is listed as 60 m² according to the BAG registration, while the agent lists 50 m². The apartment is heated by district heating. It is located on the eighth floor of the building, in a residential area. The home has been listed since 21 September 2026.
Life in the neighbourhood
Residents of the Overvecht district give their area an average score of 7.17, based on sixteen 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." The neighbourhood has around 4,400 inhabitants, and most homes here were built between 1945 and 1970. For more context, you can read about the Taag- en Rubicondreef en omgeving neighbourhood.
Amenities and transport
The daily essentials are close by. A Lidl is just around the corner, with an AH XL and a Jumbo a couple of streets away. Pouwer College and Ithaka, internationale schakelklassen are both a couple of streets away for secondary education, and primary schools are also nearby. The GP practice Huisartsenpraktijk De Neckar and BENU Apotheek Neckardreef are both just around the corner. Bus stop Utrecht, Rubicondreef is on your doorstep, with lines 1, 11, N20 and Flex, and Utrecht Overvecht station is a five-minute walk away. The wider area falls under the municipality of Utrecht.
WOZ value and address data
The WOZ value is €290,000, with a reference date of 1 January 2025. The asking price is 14% below the WOZ value. Between 2020 and 2025, the WOZ value rose by 58%, from €183,000 to €290,000. As for the address data, the noise level from road traffic is 53 dB Lden, which is above the noise standard, while rail and air traffic noise stay below the standard. 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 at heavy rain is medium, and the current flood risk is elevated, though this is expected to be low by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Makelaardij Stek.
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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 196, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €249,500 is 14% below the WOZ value of €290,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also in line with the market when compared to the neighbourhood average asking price.
What is the layout of this apartment?
The apartment has two rooms in total, consisting of one bedroom and one bathroom, all on a single floor. The living area is listed as 60 m² according to the BAG registration, while the agent lists 50 m². The home is heated by district heating and is located on the eighth floor of a gallery flat.
What is the energy label and what does it mean for costs?
The energy label is D. This is not the most efficient label, so you can expect moderate energy costs for heating and electricity. The label reflects the official registration and does not say anything about the condition of the building itself. The home is heated by district heating.
What do residents say about the Overvecht district?
Residents of the Overvecht district give their area an average score of 7.17, based on sixteen 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 mentions noise and mess in the area. These reviews describe the district as a whole, not specifically the Taag- en Rubicondreef en omgeving neighbourhood.
What are the noise levels around this address?
The noise level from road traffic is 53 dB Lden, which is above the noise standard, based on 2022 data. Rail traffic noise is 37 dB Lden and air traffic noise is 40 dB Lden, both below the noise standard. These are area-level indications from public data, not measurements taken at this specific home.
What is the foundation risk for this home?
The foundation risk indication is medium, and the soil type is peat. The home was built in 1967, and the area-level data notes that the groundwater level is expected to drop towards 2050, which can increase the risk for wooden foundations. This is an area-level indication, not an inspection of this specific property.
What supermarkets and schools are nearby?
A Lidl is just around the corner, with an AH XL, a Jumbo and an Aldi a couple of streets away. For schools, Pouwer College and Ithaka, internationale schakelklassen are both a couple of streets away for secondary education, and primary schools are also within walking distance. The nearest GP is Huisartsenpraktijk De Neckar, and the pharmacy is BENU Apotheek Neckardreef.
How is the public transport connection?
Bus stop Utrecht, Rubicondreef is on your doorstep, with lines 1, 11, N20 and Flex. Utrecht Overvecht station is a five-minute walk away, and there is also a bus stop at Utrecht, Station Overvecht with lines 1, 6, 11, 30, N20 and Flex. The train station Utrecht Overvecht is about 393 metres from the home.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose by 58%, from €183,000 to €290,000. The value increased steadily from €183,000 in 2020 to €245,000 in 2022, then dipped slightly to €232,000 in 2024 before rising to €290,000 in 2025. The reference date for the current value is 1 January 2025.
