Tolsteeg en Rotsoord, Utrecht
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.
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.
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.
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.
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.
At the time of writing, the home is offered via multiple channels, including Interhouse Utrecht on Vastgoed Nederland.
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Details of this home
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.
About Tolsteegplantsoen 21-1, Utrecht
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.
According to the BAG registration, the living area is 70 m². Based on the asking price, that works out to €5,643 per m².
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.
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.
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.
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.
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.
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.
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.
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.
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.
How residents experience their neighbourhood
I give nature a 6 compared to the rest of the Netherlands. But for the city of Utrecht, nature is nearby here in Tolsteeg. Beatrixpark is one of the most beautiful parks and Amelisweerd is within cycling distance, which is doable. In itself, you can be in the forest at Driebergen-Zeist via the Vaartse Rijn. That threshold is a bit higher. The amenities of the not-so-cozy/pretty shopping centre are very pleasant. There's everything. That the Lidl is there is very nice, and also the Plus. The people there can sometimes spontaneously joke or talk to you. Furthermore, I appreciate how open Tolsteeg is. Many green strips, a lot of open feeling around the Rietveld flats. The only downside is that that area can sometimes feel a bit rectangular and straight-lined, also the road along the Lidl is somewhat busy and unpleasant. It is certainly not like Oudwijk or Wittevrouwen, but living there with the same floor space is simply reserved for millionaires in 2024. The Rietveld flats also have a charming, interesting appearance for apartment buildings. It's fantastic how well-connected the neighbourhood is. A few buses take you to Utrecht Central in about 5 minutes, on straight roads. You can also easily walk to Vaartse Rijn, from there the Oosterkade and Westerkade begin, which look just as beautiful and cosy as the city centre. Living south of the city centre I find nice. That part is much quieter.
Auto-translated to English by AIthe neighbourhood is not far from the city centre, but is still usually nice and quiet. having the Smaragdplein shopping centre nearby is very handy. Lidl is just a few minutes away, which can save you a lot of money.
Auto-translated to English by AIFigures on residents, liveability and the housing market
| Sale price | €400,591 | €395,000 |
|---|---|---|
| Sale per m² | €5,846 | – |
| Rent price | €2,163 p/m | €2,200 p/m |
| Rent per m² | €26 p/m | – |
How residents experience their district
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.
Auto-translated to English by AIGoes
Auto-translated to English by AINice neighbourhood, everything within reach. Everyone friendly.
Auto-translated to English by AIRapists and molesters are walking around freely
Auto-translated to English by AII 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.
Auto-translated to English by AIA 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
Auto-translated to English by AIHangers-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.
Auto-translated to English by AINice neighbourhood. Lots of green.
Auto-translated to English by AIFigures on residents, liveability and the housing market
| 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 | – |
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 AIFigures on residents, liveability and the housing market
| Sale price | €623,987 | €536,769 |
|---|---|---|
| Sale per m² | €7,305 | – |
| Rent price | €1,913 p/m | €1,898 p/m |
| Rent per m² | €24 p/m | – |
Tolsteegplantsoen 21-1, Utrecht
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