A city apartment with a roof terrace
This apartment sits in the middle of Utrecht's bustling station area, where the energy of the city is right on your doorstep. It is a compact home in a lively part of town, and the asking price of €649,000 is keen compared with the average asking price in the neighbourhood. The price per square metre works out at €7,635 based on the agent's floor area. For context, there are currently 15 apartments for sale in this part of Utrecht, and the average asking price across the neighbourhood is €1,001,133. If you are weighing up your options, it is worth comparing this home with other apartments in Utrecht.
The home itself
Built in 1975, this apartment is spread over one floor and offers two rooms in total: one bedroom and one bathroom. The living area is listed as 85 m² by the agent, while the BAG registration records 86 m². The home has a volume of 276 m³. A notable feature is the roof terrace, which is part of the homeowners' association, with a monthly contribution for the shared area of 348 m². The energy label is B, which means the home is reasonably efficient, though you will still have energy costs to factor in.
Living in Hoog-Catharijne NS en Jaarbeurs
This is a district-level picture, based on reviews from residents across the wider Binnenstad area rather than this specific neighbourhood. Residents give an average score of 7.54 out of 10, based on nine reviews. One resident says: "Living so close to the city centre has pros and cons. Main con is noise. But we love how walkable this neighborhood is to everything in the city centre." Another notes: "The quiet streets behind the house can sometimes be scary when you have to walk through them at night." The area is home to around 2,935 people, and a large share of households are single-person. It is a busy, central part of the city, and the reviews reflect that mix of convenience and urban bustle. For more on the area, see the Hoog-Catharijne NS en Jaarbeurs neighbourhood.
Amenities and transport
Daily life here is remarkably convenient. A Boots Apotheek pharmacy is just around the corner, and there are several supermarkets within a short walk, including an AH to go, a Jumbo and an Albert Heijn. For primary education, KBS De Pijlstaart and Montessori Kind Centrum LEF are both a couple of streets away. The nearest GP, Gezondheidscentrum Lombok, is a ten-minute walk. Public transport is excellent: bus stops at Daalsesingel (lines 1, 3, 6, 7) and Vredenburg (lines 2, 5, 8, 55, 74 and night lines) are on your doorstep, and Utrecht Centraal station is just around the corner. The municipality of Utrecht manages the wider area, and you can read more about the municipality of Utrecht for context on services and local initiatives.
WOZ value and address data
The WOZ value for this home is €578,000, based on the reference date of 1 January 2025. The asking price sits 12% above this valuation. Over the five years between 2020 and 2025, the WOZ value rose by 54%, from €376,000 to €578,000. As for the address itself, area-level data indicates that road traffic noise is above the standard at 50 dB, while railway and aircraft noise remain below their respective norms. The foundation risk indication is low, and pluvial flooding risk is low. Heat stress is currently medium, rising to elevated by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via Brecheisen Makelaars Utrecht B.V.
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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 Smakkelaarsveld 45, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €649,000 is 12% above the WOZ value of €578,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre is €7,635 based on the agent's floor area of 85 m².
What is the layout of this apartment?
The apartment has two rooms in total: one bedroom and one bathroom, all on a single floor. The living area is 85 m² according to the agent, while the BAG registration records 86 m². The home also has a volume of 276 m³ and includes a roof terrace that is part of the homeowners' association.
What is the energy label and what does it mean?
The energy label is B. This is a reasonably efficient label, so you can expect moderate energy costs compared with less efficient homes. The home was built in 1975, and the label reflects its energy performance. No specific insulation details are stated in the listing.
What are the noise levels around this address?
Area-level data indicates that road traffic noise is 50 dB, which is above the standard. Railway noise is 46 dB and aircraft noise is 41 dB, both below their respective norms. These are indications at the area level from public data sources, not measurements taken at this specific home.
What is the foundation risk for this property?
The foundation risk indication for this address is low. This is an area-level indication based on public data, not an inspection of this specific home. It suggests that foundation issues are not a major concern in this location, though it does not replace a structural survey.
What supermarkets are nearby?
There are several supermarkets within a short walk. An AH to go is about 212 metres away, a Jumbo is 239 metres, and an Albert Heijn is 265 metres. A SPAR is also within walking distance at 427 metres. In total, there are 68 supermarkets within 5 km of this address.
How close is the nearest train station?
Utrecht Centraal station is just 292 metres away, making it a short walk from the apartment. This is one of the busiest stations in the country, with frequent national connections. Several bus stops are also nearby, including Daalsesingel with lines 1, 3, 6 and 7.
What schools are in the area?
Several primary schools are within walking distance. KBS De Pijlstaart is 463 metres away, Montessori Kind Centrum LEF is 467 metres, and odbs Puntenburg is 493 metres. There are 133 schools within 5 km, covering primary and secondary education options.
How does the price per m² compare to the neighbourhood average?
The asking price per square metre is €7,635, which is 10% below the neighbourhood average of €8,515 per m². The home's floor area of 85 m² is 25% smaller than the neighbourhood average of 114 m². The asking price itself is 35% below the average asking price in the area.
What is the neighbourhood like based on resident reviews?
Resident reviews cover the wider Binnenstad district rather than this specific neighbourhood. The average score is 7.54 out of 10 based on nine reviews. Residents mention the convenience of being close to the centre, but also note noise and some concerns about walking through quiet streets at night.
