A quiet spot in Kanaleneiland-Noord
This apartment sits on a quiet road in the Kanaleneiland-Noord neighbourhood, a lively part of Utrecht's Zuidwest district. The area is home to a mix of residents and generations, with a young population and many single-person households. The asking price of €395,000 is on the high side compared with the neighbourhood average asking price of €362,037. For context, there are currently 27 homes for sale in the neighbourhood, and the average asking price per square metre is €4,491. If you are looking at apartments in Utrecht, this one stands out for its outdoor space.
The home itself
Built in 1959, this ground-floor apartment has three rooms, two bedrooms and one bathroom across a single floor. The living area is 69 m² according to the agent, while the BAG registration records 70 m². The home has a south-west facing back garden of 103 m² and a front garden of 20 m². It is heated by a central heating boiler. The property is part of an owners' association, with a monthly contribution of €10,400.
Kanaleneiland-Noord
Residents of the district give their living environment an average score of 7.31, based on thirteen reviews. One resident says: "I find it nice that everything is close by and well accessible." Another resident notes: "Going well, contact with fellow residents friendly and attentive." A third resident is less positive, mentioning litter and a lack of neighbour contact. The neighbourhood has around 8,535 inhabitants, and 55% of households are single-person. For more on the area, see the Kanaleneiland-Noord neighbourhood.
Amenities and transport
Daily errands are easy from here. The SPAR express is on your doorstep, and Jumbo and Albert Heijn are a ten-minute walk away. Primary schools Obs De Panda and KBS De Zeven Gaven are just around the corner, and secondary school UniC is a ten-minute walk. The GP practice Gezondheidscentrum Kanaleneiland and Apotheek Kanaleneiland are both a couple of streets away. Bus line 7 stops at Utrecht, Peltlaan just around the corner, and the tram at 24 Oktoberplein-Zuid is a five-minute walk. Utrecht Centraal station is about 2 km away. The municipality of Utrecht offers all this and more, as you can see on the page for the municipality of Utrecht.
WOZ and address data
The WOZ value on 1 January 2025 was €377,000, and the asking price is 5% above that value. Between 2020 and 2025, the WOZ value rose by 61%, from €234,000 to €377,000. As for the address, the noise from road traffic is 52 dB Lden, which is above the noise standard, while railway noise is 32 dB Lden, below the standard. The foundation risk indication is medium, based on area-level data, and the soil is clay. Pluvial flooding at heavy rain is low, while the current flood risk is elevated, though by 2050 it is expected to be low. Heat stress is currently low, rising to medium by 2050. 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 VHM Makelaars Amsterdam B.V.
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Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
Outdoor space
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 45A, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €395,000 is 5% above the WOZ value of €377,000, 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 69 m², is €5,725.
What is the layout of this apartment?
The apartment has three rooms, including two bedrooms and one bathroom, all on a single floor. The living area is 69 m² according to the agent, while the BAG registration records 70 m². There is a south-west facing back garden of 103 m² and a front garden of 20 m².
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so energy costs will be moderate compared with more efficient homes, but lower than homes with the least efficient labels. The home is heated by a central heating boiler.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data. The home was built in 1959 on clay soil, and the area is a KCAF attention zone, with 100% of properties in this postcode area built before 1970. This is an indication at area level, not an inspection of this specific home.
What are the flood and heat risks for this location?
According to area-level climate data, pluvial flooding at heavy rain is low, while the current flood risk is elevated, though by 2050 it is expected to be low. Heat stress is currently low, rising to medium by 2050. These are indications for the area, not a prediction for this specific home.
What amenities are nearby?
The SPAR express supermarket is within 400 metres, and Jumbo and Albert Heijn are about 700 metres away. Primary schools Obs De Panda and KBS De Zeven Gaven are within 400 metres, and secondary school UniC is about 600 metres away. The GP practice Gezondheidscentrum Kanaleneiland and Apotheek Kanaleneiland are both around 600 metres from the home.
How is the public transport in this area?
Bus line 7 stops at Utrecht, Peltlaan, about 137 metres away, and at Utrecht, Van Heuven Goedhartlaan, about 236 metres away. The tram stop Utrecht, 24 Oktoberplein-Zuid, served by lines 7, 20 and 21, is about 384 metres away. Utrecht Centraal station is approximately 2 km from the home.
What is the neighbourhood like?
Kanaleneiland-Noord has around 8,535 inhabitants, with 55% single-person households and a relatively young population. Residents of the district give their living environment an average score of 7.31 out of 10, based on thirteen reviews. One resident appreciates that everything is close by, while another mentions litter and a lack of neighbour contact.
