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Appartement te koop: Tolsteegplantsoen 21-1, Utrecht
Appartement te koop: Tolsteegplantsoen 21-1, Utrecht
Appartement te koop: Tolsteegplantsoen 21-1, Utrecht
Appartement te koop: Tolsteegplantsoen 21-1, Utrecht
Appartement te koop: Tolsteegplantsoen 21-1, Utrecht
Appartement te koop: Tolsteegplantsoen 21-1, Utrecht
Appartement te koop: Tolsteegplantsoen 21-1, Utrecht
Appartement te koop: Tolsteegplantsoen 21-1, Utrecht
Appartement te koop: Tolsteegplantsoen 21-1, Utrecht
Appartement te koop: Tolsteegplantsoen 21-1, Utrecht
Appartement te koop: Tolsteegplantsoen 21-1, Utrecht
Appartement te koop: Tolsteegplantsoen 21-1, Utrecht
Appartement te koop: Tolsteegplantsoen 21-1, Utrecht
Appartement te koop: Tolsteegplantsoen 21-1, Utrecht
Appartement te koop: Tolsteegplantsoen 21-1, Utrecht
BuyUtrechtApartmentsTolsteegplantsoen 21-1

Tolsteegplantsoen 21-1

Tolsteeg en Rotsoord, Utrecht

€ 395,000
Neighbourhood Tolsteeg en Rotsoord, UtrechtNeighbourhood
Coop 343m away
10 supermarkets within 1 km
Popular neighbourhood for first-time buyers
53% of residents are aged 25 to 45
Energy label C
Insulation can make a big difference at this label
AI summary

A 1957 apartment in Utrecht's Tolsteeg en Rotsoord

This apartment on Tolsteegplantsoen 21-1 sits in the Tolsteeg en Rotsoord neighbourhood, part of the Zuid district in Utrecht. Built in 1957, it's a home with character, and the asking price of €395,000 is sharp compared to the average for apartments in Utrecht. The listing does not state the energy label, so you'll need to factor that into your expectations.

The home itself

According to the BAG registration, the living area is 70 m², which works out to €5,643 per m². The agent hasn't provided details on the layout, number of rooms, or any outdoor space, so those specifics remain unknown. The home is offered for sale, and the year of construction is 1957.

Tolsteeg en Rotsoord: a lively district

Residents of the Zuid district give their area an average score of 7.67 out of 10, based on 20 reviews. One resident describes it as "Social, child-friendly and green," noting that "there is little traffic on the streets" and that "many houses are situated around a shared green space with some play facilities." Another says it's a "Nice neighbourhood, everything within reach. Everyone friendly." The district has a village-like feel, partly because it's separated from the city by a park and forts that are part of UNESCO heritage. With 4,235 inhabitants, the neighbourhood is very urban, with a high address density. For more on the area, see the Tolsteeg en Rotsoord neighbourhood.

Amenities and transport

Daily life is convenient here. The Coop supermarket is just around the corner, and the Lidl is a couple of streets away. For primary education, KBS Gertrudis is a five-minute walk, and Auris Rotsoord is also nearby. The nearest GP is Huisartsenpraktijk De Greev, and the pharmacy Apotheek Buijs is a ten-minute walk. Public transport is excellent: the bus stop Utrecht, Tolsteegplantsoen is on your doorstep with lines 8, 47, and N4, and the tram stop Utrecht, Station Vaartsche Rijn is just around the corner with lines 8, 9, 20, 21, 29, 47, N4, and 341. The train station Utrecht Vaartsche Rijn is also just around the corner. All this is within the municipality of Utrecht.

WOZ and address data

The WOZ value is €411,000 as of 1 January 2025, and the asking price is 4% below that value. The address has some risk indications: road traffic noise is 52 dB Lden and railway noise is 56 dB Lden, both above the noise standard. The foundation risk indication is medium, as the building dates from before 1970. Pluvial flooding risk is elevated, and current flood risk is elevated, though by 2050 it's expected to be low. Heat stress is currently low but medium by 2050. These are area-level indications, not an inspection of this specific home.

Source and agent

At the time of writing, the home is offered via multiple channels, including Interhouse Utrecht on Vastgoed Nederland.

This summary was generated with AI and may contain errors. Always verify the details with the provider.

Features

Details of this home

Transfer

StatusAvailable
Ownership situationVolle eigendom
Listed since19 August 2026
Date discovered17 August 2026

Price

Asking price€ 395,000
Price per m²€ 5,643
HOA fee (VvE)€ 186.46 p/m
Assessed value (WOZ)reference date 01-01-2025€ 411,000

Energy

Energy labelC
HeatingCv-ketel
Save up to € 400 on your energy billCompare now

Areas and volume

Living area59 m²
Object areaLand Registry (Kadaster)70 m²
Volume191 m³
Insure your home and belongingsGet insured

Layout

Rooms3
Bedrooms2
Bathrooms1
Floors1
Located on1e verdieping

Construction

Property typeAppartement
Year built1957
SettingIn woonwijk

Outdoor space

BalconyBalkon aanwezig

Location

DistrictZuid
MunicipalityUtrecht
Value development
WOZ value of this address · 2016 – 2026
WOZ value Current asking price

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 Tolsteegplantsoen 21-1, Utrecht

What is the asking price and how does it compare to the WOZ value?

The asking price is €395,000. The WOZ value, as of 1 January 2025, is €411,000, so the asking price is 4% below that. This means the asking price is lower than the municipal valuation, which is a fact you can consider when assessing the price.

What is the living area and price per square metre?

According to the BAG registration, the living area is 70 m². Based on the asking price, that works out to €5,643 per m².

What is the energy label of this apartment?

This means you don't have official information about the home's energy performance. You may want to ask the agent for this detail, but it's not available in the current listing.

What are the noise levels around this address?

The address has road traffic noise of 52 dB Lden and railway noise of 56 dB Lden, both above the noise standard. These are area-level indications from public data, not measurements taken at the property itself. The levels suggest that noise from traffic and trains may be noticeable.

What is the foundation risk for this home?

The foundation risk indication is medium. This is based on the fact that the building was constructed before 1970, and the entire postcode area is 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 heat stress risks?

Pluvial flooding risk is elevated, and current flood risk is elevated, though by 2050 it's expected to be low. Heat stress is currently low but medium by 2050. These are area-level indications from the Klimaateffectatlas, not specific to this property.

Which supermarkets are nearby?

The nearest supermarket is Coop, about 343 metres away, which is just around the corner. Lidl is 381 metres away, and PLUS is 497 metres. Albert Heijn and Jumbo are also within a short walk, at 621 and 625 metres respectively.

What schools are in the area?

There are several schools within walking distance. Auris Rotsoord, a special education school, is 455 metres away. KBS Gertrudis, a primary school, is 528 metres away. Kromme Rijn College, for voortgezet speciaal onderwijs, is 698 metres away. De Wereldwijzer and Agatha Snellenschool are also nearby.

What public transport options are available?

The bus stop Utrecht, Tolsteegplantsoen is 129 metres away, with lines 8, 47, and N4. The tram stop Utrecht, Station Vaartsche Rijn is 228 metres away, with lines 8, 9, 20, 21, 29, 47, N4, and 341. The train station Utrecht Vaartsche Rijn is 238 metres away.

How do residents rate the district?

Residents of the Zuid district give an average score of 7.67 out of 10, based on 20 reviews. One resident says it's "Social, child-friendly and green," and another calls it a "Nice neighbourhood, everything within reach." These reviews are about the district, not specifically the Tolsteeg en Rotsoord neighbourhood.

Why are there no property details in this listing?

The listing does not state the energy label, and the agent has not provided details on the layout, number of rooms, or outdoor space. This means those specifics are not available in the current listing. The address itself is complete, so location and neighbourhood data are accurate.

7.7
Residents rate Zuid as good
Based on 20 reviews
Safety
Housing
Cleanliness
Amenities
Education
Community
Greenery
Accessibility

Experiences from Zuid

How residents experience their district

Join the conversation
8.9
RH
Family · Terraced house
Lunetten-Zuid06-04-2026
Social, child-friendly and green

Lunetten 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.

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8.4
Mateo
Living together · Apartment
Lots to do

Goes

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8.5
Djerrin vos
Living together · Apartment
Lunetten-Zuid07-09-2025
Quiet and united

Nice neighbourhood, everything within reach. Everyone friendly.

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7.0
Carla Staal
Living alone · Apartment
Lunetten-Zuid31-08-2025
Making do with what you've got

Rapists and molesters are walking around freely

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7.6
Carla Staal
Overig · Apartment
Lunetten-Zuid24-07-2025
Environmental factors

I worked at the Musketon for a long time. There are almost no financial resources to renovate the bar. Destruction has a negative effect on me. Now I have been working at Lister Centraal Bureau for 14 years and have had problems with men on a sexual level 4 times in the neighbourhood. Been abused. I also lived in the sbwu out of necessity from November 1996 to August 2009. It's not always safe there either. Supervision is often good. But sometimes there are weird types around who ruin things. I know several people from the neighbourhood. Some are very friendly. I am also happy with the students in the neighbourhood.

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3.5
Timo Schmidt
Living alone · Verplaatsbare woning
Lunetten-Zuid19-07-2025
Unsafe due to participation law and mental health patients

A lot of violence committed against me since 2019 corrupt neighbourhood police officer I am heavily discriminated against Info on YouTube John wick science fiction parody fantasy channel Facebook Timo Schmidt Instagram Timo Schmidt TikTok John wick science fiction

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6.0
Carla Staal
Overig · Apartment
Lunetten-Zuid13-07-2025
Too few varied shops

Hangers-on and beggars, drug nuisance, but sometimes nice neighbours. Better shops needed. Like a clothing store such as H&M, a large brown café. An extra floor above.

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8.8
M.a
Living together · Terraced house
Lunetten-Zuid12-04-2025
Nice neighbourhood

Nice neighbourhood. Lots of green.

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Statistics for Zuid

Figures on residents, liveability and the housing market

All figures
Residents
Ages
4.3k0-15
4.3k15-25
10k25-45
6.0k45-65
3.3k65+
Gender
Men49%
Women51%
Households
Living alone55%
Without children21%
With children24%
Education level
VMBO, MBO 118%
HAVO/VWO, MBO 2-426%
HBO/WO56%
Origin
Netherlands62%
Europe9%
Outside Europe28%
Housing market
Pricesaveragemedian
Sale price €467,393€491,131
Sale per m² €5,741
Rent price €1,797 p/m€1,704 p/m
Rent per m² €27 p/m
Living area
Up to 60 m²21%
60-89 m²41%
90-119 m²29%
120-159 m²9%
Listings
For sale69%
For rent31%
Year built
Before 194512%
1945-197024%
1970-199028%
1990-201020%
After 201015%
Energy labels
A+7%
A33%
B10%
C24%
D10%
E8%
F6%
G2%

Location and amenities

Tolsteegplantsoen 21-1, Utrecht

Coop
Westerkade 38
343m
Lidl
Smaragdplein 101
381m
PLUS
Smaragdplein 216-218
497m
Albert Heijn
Vondellaan 200
621m
Jumbo
Twijnstraat 46
625m
Coop
Rijnlaan 72A
748m
Albert Heijn
Twijnstraat 8
794m
PLUS
Croeselaan 297-299
1007m
Albert Heijn
't Goylaan 66G
1171m
PLUS
Adriaen van Ostadelaan 40
1334m

Risks and environmental factors

Noise, foundation and climate around this address

Noise levels

Above limit
Road traffic reference year 202252 dB
Railways reference year 202356 dB
Annual average noise level (Lden) per source; the tick marks the statutory preferred limit value. Rough indication on a 10-metre grid, not a façade assessment. Source: RIVM (Atlas Leefomgeving).

Foundation risk

Medium
Year built (BAG)1957
KCAF attention areaStedelijk gebied – 80-100 %
Homes built before 1970 in this postcode area100.0%
Homes at risk of pile rot in the neighbourhood0.7%
Homes at risk of pile rot by 20500.7%
Homes at risk of subsidence by 20500.4%
Groundwater trend towards 2050Stable (-0.05 m)
Indication based on public sources, not a structural survey. Do the free foundation check at funderingskaartnederland.nl. Source: KCAF and BAG, a.o.

Rainwater flooding

Elevated
Water depth in a heavy downpour (70 mm)20 to 30 cm
Water depth in an extreme downpour (140 mm)More than 30 cm
Position relative to surroundings119 cm lower
Water in the street during short, heavy downpours; actual nuisance depends on local drainage. Source: Klimaateffectatlas.

Flooding

Low
Chance, current climateModerate
Chance by 2050Very small
Water depth in a flood65 cm
Worst-case water depth69 cm
Probability and water depth in a flood; 2050 assumes the high scenario. Check your flood risk at overstroomik.nl. Source: Klimaateffectatlas.

Heat stress

Low
Projection for 2050Medium
Paved surface in the neighbourhood84.6%
Heat stress is how much the immediate area heats up extra on warm days: a lot of stone, asphalt and little greenery retain heat, making it feel noticeably warmer than outside built-up areas. The 2050 projection assumes the high climate scenario. Source: Klimaateffectatlas.

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