Spaaklaan 41
Kanaleneiland-Noord, Utrecht
NeighbourhoodA 1959 gallery flat in Kanaleneiland-Noord
This apartment sits on the fourth floor of a 1959 gallery flat in Kanaleneiland-Noord, a lively part of Utrecht's Zuidwest district. The asking price of €375,000 is sharp compared with the average for apartments in Utrecht, and the home has an energy label B. The neighbourhood is urban and busy, with a high address density.
The home itself
The flat has four rooms, including three bedrooms and one bathroom, spread over a single floor. The living area is 85 m² according to the BAG registration, while the agent lists 78 m². The property is held under municipal ground lease, with the perpetual rent already bought off. The agent mentions roof and wall insulation, and the home is heated by a central heating boiler. The monthly homeowners' association fee is €12,700.
Kanaleneiland-Noord
Residents of the wider district give their living environment an average score of 7.36, based on twelve reviews. One resident says: "Going well, contact with fellow residents friendly and attentive." Another is less positive: "Don't dare to go outside in the evenings anymore." The district has a mix of opinions, and the neighbourhood itself is home to about 8,670 people. For more on the area, see the Kanaleneiland-Noord neighbourhood.
Amenities and transport
A SPAR express is just around the corner, and a Jumbo and an Albert Heijn are a ten-minute walk away. Primary schools like Obs De Panda and KBS De Zeven Gaven are a couple of streets away, and the nearest GP and pharmacy are both within walking distance. Bus line 7 stops at Utrecht, Peltlaan on your doorstep, and the tram at 24 Oktoberplein-Zuid is a five-minute walk. Utrecht Centraal station is about two kilometres away. For more on the wider area, see the municipality of Utrecht.
WOZ and address data
The WOZ value was €457,000 on 1 January 2025, and the asking price is 18% below that. Between 2020 and 2025, the WOZ value rose by 71%, from €268,000 to €457,000. As for the address, road traffic noise is measured at 53 dB Lden, above the norm, while railway noise is below it. The foundation risk indication is medium, and the area has a medium indication for pluvial flooding and an elevated current flood risk. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including WD Makelaars and WD Makelaars on Vastgoed Nederland.
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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 Spaaklaan 41, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €375,000 is 18% below the WOZ value of €457,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre, based on the agent's floor area of 78 m², is €4,808.
What is the layout of this apartment?
According to the agent, the apartment has four rooms, including three bedrooms and one bathroom, all on a single floor. The living area is listed as 78 m² by the agent, while the BAG registration states 85 m². The property is a gallery flat on the fourth floor.
What is the energy label and what does it mean?
The energy label is B, which is an efficient label. The agent mentions roof and wall insulation, and the home is heated by a central heating boiler. The energy label is a measure of the home's energy performance, and a B label indicates relatively low energy costs compared with less efficient labels.
What is the WOZ value and how has it developed?
The WOZ value is €457,000, with a reference date of 1 January 2025. Over the past five years, the WOZ value has increased by 71%, from €268,000 in 2020 to €457,000 in 2025. This development is based on municipal data.
What are the noise levels like at this address?
According to public data, road traffic noise at this address is measured at 53 dB Lden, which is above the Dutch noise norm. Railway noise is measured at 32 dB Lden, which is below the norm. These are area-level indications, not measurements taken inside the home.
What is the foundation risk for this property?
The foundation risk indication for this address is medium. This is based on the fact that the building dates from 1959 and is on clay soil, which may mean wooden piles or a shallow foundation. The area is also a KCAF attention area, with 100% of properties built before 1970. This is an area-level indication, not an inspection of this specific home.
What are the flood and climate risks for this area?
The area has a medium indication for pluvial flooding (heavy rain) and an elevated current flood risk, but a low flood risk for 2050. Heat stress is currently low, but is expected to be medium by 2050. These are area-level indications based on climate models.
Which supermarkets are nearby?
A SPAR express is just around the corner, about 367 metres away. A Jumbo and an Albert Heijn are both about 700-750 metres away, which is a ten-minute walk. There are many other supermarkets within five kilometres.
What schools are in the area?
Primary schools Obs De Panda and KBS De Zeven Gaven are both within about 350-400 metres, a couple of streets away. For secondary education, UniC is about 629 metres away, and the International school Utrecht is about 679 metres away.
What public transport options are available?
Bus line 7 stops at Utrecht, Peltlaan, about 159 metres away, and at Utrecht, Van Heuven Goedhartlaan, about 243 metres away. The tram stop Utrecht, 24 Oktoberplein-Zuid is about 390 metres away, served by lines 7, 20, and 21. Utrecht Centraal station is about 1.96 kilometres away.
What is the neighbourhood like according to residents?
Residents of the wider district give an average score of 7.36 out of 10, based on twelve reviews. One resident says: "Going well, contact with fellow residents friendly and attentive." Another says: "Don't dare to go outside in the evenings anymore." The reviews reflect a mix of experiences.
How many homes are for sale in the neighbourhood?
In Kanaleneiland-Noord, there are currently 24 homes for sale, with an average asking price of €359,833 and a median price of €350,000. The average price per square metre is €4,727, and the average living area is 78 m².
Statistics for Kanaleneiland-Noord
Figures on residents, liveability and the housing market
| Sale price | €359,833 | €350,000 |
|---|---|---|
| Sale per m² | €4,727 | – |
| Rent price | €1,867 p/m | €1,793 p/m |
| Rent per m² | €20 p/m | – |
Experiences from Zuidwest
How residents experience their district
The houses are going to the immigrant community and status holders AZC. Neighbourhood is getting dirtier, stinks, neighbourhood no longer has neighbour contacts, everyone just does their own thing.
Auto-translated to English by AIGoing well, contact with fellow residents friendly and attentive
Auto-translated to English by AIDon't dare to go outside in the evenings anymore
Auto-translated to English by AISuch a beautiful neighbourhood and it keeps getting more beautiful, especially with the improvements to the Jutfaseweg.
Auto-translated to English by AIA pleasant, easily accessible neighbourhood with many amenities, close to the centre. Great!
Auto-translated to English by AIAt the moment the neighbourhood is not very safe. Drugs are traded on the car park, laughing gas is also used, cartridges lie on the car park. Then the rubbish bins... are emptied poorly, everyone dumps bulky waste next to them... So yes, the neighbourhood is going downhill fast! Enforcement is hard to find, as is the police.
Auto-translated to English by AIIt's a good neighbourhood to live in with a large shopping centre a 5-minute walk away, two smaller ones on either side of the large shopping centre, and then the city centre is 5-6 minutes away by tram. There is a secondary school (Unic), a public primary school (Anne Frank School) and an international primary school in the area. There is also a sports club nearby where children can join for tennis, hockey, football, gymnastics, baseball, etc. There are bus stops everywhere and a tram runs through the neighbourhood, making it easily accessible. There are plenty of playgrounds, although they could do with a bit of sprucing up. It's a fairly quiet neighbourhood and I've never really had any trouble with people. There is little to no unrest in the area and there is also a police station close by. The streets can be dirty now and then, but there are always people from the neighbourhood who voluntarily keep them clean themselves. Sometimes the rubbish can sit by the bins a bit too long. There is greenery everywhere and there is a park nearby where you can enjoy a lovely walk in the evening. The only thing missing is a clear sense of community in the neighbourhood, but they are trying to create more togetherness with the neighbourhood drinks that are held, the community centre and the regular meetings.
Auto-translated to English by AIIt's always safe during the day, but walking the streets at night in the dark is impossible as a woman. Also often seen police chases near shopping centre Nova. Housing is good. More and nicer greenery would improve the neighbourhood. As would making it car-free and banning mopeds.
Auto-translated to English by AIStatistics for Zuidwest
Figures on residents, liveability and the housing market
| Sale price | €536,367 | €463,340 |
|---|---|---|
| Sale per m² | €6,689 | – |
| Rent price | €1,752 p/m | €1,769 p/m |
| Rent per m² | €23 p/m | – |
Experiences from Utrecht
How residents experience their municipality
De Nieuwegracht is een rustige en schone kant van het centrum van Utrecht. Aan de overkant ligt een mooi park en een grote weide. Hier is het over het algemeen rustig, soms helaas niet heel schoon. Op de wandelpaden liggen op sommige plekken erg veel sigaretten. De buurt is erg goed bereikbaar op de fiets en te voet. De auto is niet aan te raden, hoewel de Nieuwegracht in vergelijking met de Oudegracht en Twijnstraat veel makkelijker is voor auto's.
Auto-translated to English by AILeuke gemixte buurt waar mensen oog voor elkaar hebben en het rustig wonen is. Het grootste voordeel is dat alle voorzieningen dichtbij zijn zoals Leidsche Rijn centrum, winkelcentrum parkwijk, bushalte, treinstation, scholen, sportclubs, parken, bioscoop en horeca.
Auto-translated to English by AIHeerlijk rustige buurt op slechts 20 minuten afstand van het centrum van Utrecht. Park Hoge Weide, scholen, supermarkten en sportvoorzieningen zijn om de hoek.
Auto-translated to English by AIThe neighborhood is considered safe, has an active and engaged community, and is well maintained. Neighborhood relations are good. Residents have access to quality housing, reputable schools, and attractive green spaces such as Wilhelminapark, Oosterspoorbaan and Minstroom. The centre is within reach, and Oost offers a nice number of shops.
Auto-translated to English by AICosy, student-like, park on the doorstep, where people sit when the weather is nice. Pub in the neighbourhood, shopping centre within walking distance and Kanaalstraat nearby.
Auto-translated to English by AILunetten zuid is a fairly extensive area, but there are common characteristics: There is little traffic on the streets, even the ring road is relatively quiet. Many houses are situated around a shared green space with some play facilities. This quickly creates a bond with the neighbours. Because Lunetten is separated from the city by a park and forts, which are part of the UNESCO heritage, it has some village-like features. If you value your privacy and don't like contact, then Leidsche rijn is more likely a place where you'll feel at home. Lunetten is not a place of high fences, but rather has a scent of granola with a hint of wokeness. If you feel at home with that, you are very welcome, but if you are not willing to do something for the neighbourhood or your neighbours, there are plenty of other places where you will feel at home.
Auto-translated to English by AII've lived in Zuilen for 26 years and still consider it one of the best neighbourhoods in Utrecht. With shops, schools, buses and the train station all nearby, everything is within reach. And with the beautiful Julianapark just around the corner, the area also has a lovely place to relax. As far as I'm concerned, an absolute top location.
Auto-translated to English by AIEspecially great that there are so many nice shops in the area. The walks to the Muntkade and Park Oog en Al also often make my day. The house I live in is old and hasn't been properly maintained by the landlord for a long time.
Auto-translated to English by AIStatistics for Utrecht
Figures on residents, liveability and the housing market
| Sale price | €593,040 | €543,808 |
|---|---|---|
| Sale per m² | €6,527 | – |
| Rent price | €1,908 p/m | €1,877 p/m |
| Rent per m² | €24 p/m | – |
Location and amenities
Spaaklaan 41, Utrecht
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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