Rümkelaan 38
Tuindorp-Oost, Utrecht
AreaA sixth-floor flat in Tuindorp-Oost
Rümkelaan 38 sits in Tuindorp-Oost, a neighbourhood in the Noordoost district of Utrecht. This is a busy, very strongly urban part of the city, with a high address density and plenty going on. The apartment itself dates from 1971 and carries an energy label F, the least efficient label, so expect higher energy costs. At €325,000, the asking price sits 31% below the average asking price of €469,550 for apartments in Utrecht, which puts it on the low side for the area.
Inside the apartment
This is a one-bedroom apartment on the sixth floor, with a single bathroom and one floor of living space. The agent lists the living area at 46 m², while the BAG registration records 45 m². The volume comes to 147 m³. At €7,065 per m² based on the agent's floor area, the price per square metre is well above the neighbourhood average of €5,284, reflecting the compact size of the home.
Life in Tuindorp-Oost
Residents of the wider district give their area an average score of 6.79, based on seven reviews. One resident describes it as "a very nice place to grow up", mentioning the nearby Griftpark and neighbourhood parties. Another says: "When I come to Voordorp, it really feels like a village. People look at you, say hello, children play in the street, and there's a lot of greenery." A third review is far more critical, complaining about noise, rubbish and a lack of cohesion. The neighbourhood has 3,435 residents, with a mix of ages and household types. Crime figures for the area are available, though the interpretation is left to you. For more context, have a look at the Tuindorp-Oost neighbourhood.
Amenities and transport
Daily errands are easy from here. An Albert Heijn is just around the corner, with another a ten-minute walk away, and a Jumbo a bit further. Basisschool de Beiaard is on your doorstep, and pcbs De Regenboog is just around the corner too. The nearest GP, Huisartsenpraktijk Tuindorp Utrecht, is a five-minute walk, with Apotheek de Gaard pharmacy nearby. Bus line 5 stops at Utrecht, De Gaard, a couple of streets away, and Utrecht Overvecht station is a ten-minute walk. The municipality of Utrecht offers all the amenities of a large city, and you can read more about the municipality of Utrecht.
WOZ value and address data
The WOZ value for this home is €313,000, based on the reference date of 1 January 2025. The asking price is 4% above this value. Between 2020 and 2025, the WOZ value rose by 64%, from €191,000 to €313,000. As for address-level risks, these are area-level indications rather than an inspection of this specific home. The foundation risk indication is medium, with clay soil noted as sensitive to settlement. Pluvial flooding at heavy rain is medium, and the current flood risk is elevated, though by 2050 this is expected to be low. Heat stress is currently low, rising to medium by 2050. Noise from road, rail and air traffic all stay below the relevant standards.
Source and agent
At the time of writing, the home is offered via multiple channels, including and on Funda.
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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 Rümkelaan 38, Utrecht
How does the asking price compare to the WOZ value?
The WOZ value for this apartment is €313,000, based on the reference date of 1 January 2025. The asking price of €325,000 is 4% above this value. The WOZ is the municipal valuation, not the current market value, and the comparison is simply a factual observation.
What is the layout of this apartment?
The apartment has one bedroom, one bathroom and one floor of living space, located on the sixth floor. The agent lists the living area at 46 m², while the BAG registration records 45 m². The volume is 147 m³. It is a compact home, and the price per m² of €7,065 reflects that.
What does the energy label F mean for this home?
Energy label F is the least efficient label, so you can expect higher energy costs compared to more efficient homes. The label itself does not say anything about the condition of the building. The apartment dates from 1971, which is a fact about its age rather than a diagnosis of its state.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data from sources like KCAF. The soil is clay, which is noted as sensitive to settlement. This is an indication for the area, not an inspection of this specific home.
What are the flood and heat risks at this address?
The pluvial flooding risk at heavy rain is medium, and the current flood risk is elevated, though by 2050 this is expected to be low. Heat stress is currently low, rising to medium by 2050. These are area-level indications from the Klimaateffectatlas, not a verdict on this particular property.
What amenities are close to this apartment?
An Albert Heijn supermarket is just around the corner, with another a ten-minute walk away. Basisschool de Beiaard is on your doorstep, and pcbs De Regenboog is just around the corner. The nearest GP, Huisartsenpraktijk Tuindorp Utrecht, is a five-minute walk, and Apotheek de Gaard pharmacy is nearby.
How is the public transport from this location?
Bus line 5 stops at Utrecht, De Gaard, a couple of streets away, and also at Utrecht, Kemal Atatürkstraat and Utrecht, Van Everdingenlaan, where line 30 also stops. Utrecht Overvecht train station is a ten-minute walk away.
What do residents say about the area?
Residents of the wider district give their area an average score of 6.79, based on seven reviews. One resident calls it "a very nice place to grow up", while another describes it as feeling like a village with greenery and friendly people. A third review is critical, mentioning noise and rubbish. The reviews cover the district, not just this neighbourhood.
How does the price per m² compare to the neighbourhood?
The asking price of €325,000 works out at €7,065 per m² based on the agent's floor area of 46 m². The average asking price per m² in the neighbourhood is €5,284. The apartment is also 48% smaller than the neighbourhood average of 89 m², which helps explain the higher per-m² figure.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose by 64%, from €191,000 to €313,000. The value increased each year, with a notable jump between 2021 and 2022, and a dip in 2023 before rising again. The reference date for the current value is 1 January 2025.
