Smaragdplein 73
Tolsteeg en Rotsoord, Utrecht
AreaA bright apartment in Tolsteeg en Rotsoord
Smaragdplein 73 sits in Tolsteeg en Rotsoord, a lively part of Utrecht's Zuid district where the streets have a calm, residential feel. This is a very strongly urban area, with plenty of life around you. The apartment is on the second floor and has a free view, which gives the home a light and open character. At €335,000, the asking price sits about 25% below the average asking price of €445,000 for homes in this neighbourhood, so it is on the sharp side. For context, that average is based on the nine homes currently for sale here, and this apartment is one of the [apartments in Utrecht] that falls in that range.
Inside the home
Built in 1959, this apartment spans one floor and includes three rooms, all of which are used as bedrooms. The living area is listed at 53 m² by the agent, while the BAG registration records 51 m². The home has double glazing and a central heating boiler, and it comes with a balcony. It is offered as full ownership, with a monthly homeowners' association fee of €169.69. The energy label is B, which is an efficient label, so you can expect moderate energy costs.
Life around Smaragdplein
The neighbourhood is home to around 4,235 people, and a large share of households are single-person homes. Residents of the wider district give their living environment an average score of 7.67, based on twenty reviews. One resident describes the area as social, child-friendly and green, noting that streets have little traffic and that many homes sit around shared green spaces with play facilities. Another resident says it is quiet and united, with everything within reach and friendly neighbours. These reviews reflect the district as a whole rather than this specific street, but they give a sense of what living in [the Tolsteeg en Rotsoord neighbourhood] can be like.
Daily essentials and getting around
A Lidl supermarket is on your doorstep, with a PLUS just around the corner, so daily groceries are very easy. For primary education, Blauwe Aventurijn is a couple of streets away, and De Wereldwijzer is a ten-minute walk. The nearest GP is Huisartsenpraktijk De Greev, and the pharmacy is Apotheek Nieuw Plettenburgh. Bus stops are close by, with Utrecht, Smaragdplein on your doorstep serving lines 8 and N4, and Utrecht Vaartsche Rijn train station a ten-minute walk away. All of this is part of [the municipality of Utrecht], where the city's amenities are within easy reach.
WOZ and address data
No WOZ value is available for this home, so there is no municipal valuation to compare with the asking price. Public risk data at address level gives some indications for this area. Road traffic noise is measured at 55 dB Lden, which is above the noise standard, while railway noise is at 40 dB Lden, below the standard. The foundation risk indication is low, and for climate, pluvial flooding at heavy rain is medium, current flood risk is elevated, and heat stress is low now but medium by 2050. These are area-level indications from public sources, not an inspection of this specific home.
About the listing
At the time of writing, the home is offered via three channels, all through Carine Fabisch Makelaardij, including on Funda. The listing has been active since 14 September 2026.
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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 Smaragdplein 73, Utrecht
How does the asking price compare to other homes in the neighbourhood?
The asking price of €335,000 is about 25% below the average asking price of €445,000 for homes currently for sale in Tolsteeg en Rotsoord. The median asking price in the neighbourhood is €395,000, and prices range from €375,000 to €785,000. The average price per square metre for homes on the market here is €5,830, while this apartment is listed at €6,321 per square metre based on the agent's floor area of 53 m².
What is the layout of this apartment?
According to the agent, this apartment has three rooms, all of which are bedrooms, spread over one floor. The living area is listed at 53 m² by the agent, while the BAG registration records 51 m². The home is on the second floor with a free view, and it includes a balcony. The volume is 172 m³, and it is offered as full ownership with a monthly homeowners' association fee of €169.69.
What is the energy label and what does it mean for costs?
The energy label is B, which is an efficient label. This means you can expect moderate energy costs for heating and electricity. The home has double glazing and a central heating boiler, according to the agent. The label does not say anything about the condition of the building itself, but it does give an indication of how much energy the home is likely to use compared to less efficient labels.
What are the noise levels around this address?
Public risk data at address level shows that road traffic noise is measured at 55 dB Lden, which is above the noise standard. Railway noise is measured at 40 dB Lden, which is below the noise standard. These figures come from the Atlas Leefomgeving and are area-level indications, not measurements taken inside this specific home. The reference years are 2022 for road traffic and 2023 for railway noise.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to public data from KCAF. The home was built in 1959, before 1970, and in this postcode area 25% of properties were built before 1970. This is an area-level indication based on public risk data, not an inspection of this specific property. It gives a general sense of the likelihood of foundation issues in the area.
What are the flood and climate risks for this area?
Public climate data at address level indicates that pluvial flooding at heavy rain is medium, and current flood risk is elevated, while flood risk by 2050 is low. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific home. They describe the broader risk profile of the location.
Which supermarkets are closest to this apartment?
A Lidl supermarket is just 83 metres away, and a PLUS is at 114 metres, so both are within a very short walk. A Coop is at 713 metres, and an Albert Heijn is at 798 metres. In total, there are 61 supermarkets within five kilometres, giving plenty of choice for daily groceries. The nearest options are particularly convenient for everyday shopping.
What schools are near Smaragdplein 73?
Several schools are within walking distance. Auris Rotsoord, a special education school, is at 287 metres, and Kentalis College Utrecht, a secondary special education school, is at 375 metres. For primary education, Blauwe Aventurijn is at 474 metres, De Wereldwijzer at 569 metres, and KBS St. Jan de Doper at 616 metres. There are 117 schools within five kilometres in total.
How is the public transport connection from this address?
The bus stop Utrecht, Smaragdplein is just 53 metres away and serves lines 8 and N4. Utrecht, Aquamarijnlaan is at 210 metres with lines 47 and N4, and Utrecht, Robijnlaan is at 283 metres with lines 8 and N4. The nearest train station is Utrecht Vaartsche Rijn at 615 metres, which is about a ten-minute walk. This gives good options for both bus and train travel.
What is the neighbourhood like according to residents?
Residents of the wider district give their living environment an average score of 7.67, based on twenty reviews. One resident describes the area as social, child-friendly and green, with little traffic and homes around shared green spaces. Another says it is quiet and united, with everything within reach and friendly neighbours. These reviews reflect the district as a whole, not specifically this street, but they indicate a generally positive living environment.
How many homes are currently for sale in this neighbourhood?
There are currently nine homes for sale in Tolsteeg en Rotsoord. The average asking price is €445,000, with a median of €395,000. Prices range from €375,000 to €785,000. The average floor area of homes on the market here is 77 m², and the average asking price per square metre is €5,830. This apartment, at 53 m², is smaller than the neighbourhood average of 77 m².
