Tolsteegplantsoen 3
Tolsteeg en Rotsoord, Utrecht
AreaA first home in Utrecht's green south
Tolsteegplantsoen 3 is a ground-floor apartment in the Tolsteeg en Rotsoord neighbourhood, in the Zuid district of Utrecht. The home sits on the edge of a park, with a view that is described as free, and the setting includes both a busy road and a quiet street. With an asking price of €375,000, this is the cheapest of the nine homes currently for sale in the neighbourhood, and it sits 16% below the average asking price of €445,000 in the area. That puts the price on the sharp side, especially when compared with the wider market for apartments in Utrecht.
The apartment itself
Built in 1957, this apartment is on the first floor and has three rooms, two bedrooms and one bathroom. The living area is listed as 70 m² according to the BAG registration, while the agent lists 61 m². The home has a balcony, and the agent notes it has partial double glazing and an HR boiler. It is freehold ownership, with an HOA fee of €118 per month. The energy label is C, which means the home is moderately efficient, so energy costs will be moderate.
Tolsteeg en Rotsoord
Residents of the wider district give their area an average score of 7.67, based on 20 reviews. One resident describes the area as "social, child-friendly and green", noting that "there is little traffic on the streets, even the ring road is relatively quiet". Another says it is a "nice neighbourhood, everything within reach. Everyone friendly." The district is separated from the city by a park and forts that are part of the UNESCO heritage, giving it a village-like feel. The neighbourhood itself has 4,235 residents, and a large share of them are between 25 and 45 years old. For a sense of what life is like here, the Tolsteeg en Rotsoord neighbourhood page has more detail.
Daily life and getting around
Groceries are close by, with a Coop just around the corner, a Lidl a couple of streets away, and a PLUS and Albert Heijn both within a ten-minute walk. For schools, Auris Rotsoord and KBS Gertrudis are both a couple of streets away. The nearest GP is Huisartsenpraktijk De Greev, and the pharmacy Apotheek Buijs is nearby. Public transport is well served: 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 of this sits within the municipality of Utrecht.
WOZ value and address data
The WOZ value for this home is €397,000, based on the reference date of 1 January 2025. The asking price sits 6% below the WOZ value. Between 2020 and 2025, the WOZ value rose by 64%, from €242,000 to €397,000. As for the address itself, the noise level from road traffic is 61 dB Lden, which is above the noise standard, while railway noise is 55 dB Lden, which is not above the standard. The foundation risk indication is medium, and this is an area-level indication based on the fact that the building dates from before 1970. The climate risk indications are also area-level: pluvial flooding at heavy rain is elevated, as is the current flood risk, while the flood risk for 2050 is low. Heat stress is currently low, but is expected to be medium by 2050.
Source and agent
At the time of writing, the home is offered via two channels, both through Covers Wonen Makelaars & Taxateurs. The listing has been active since 11 September 2026.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
Details of this home
Transfer
Price
Energy
Save up to € 400 on your energy billCompare nowAreas and volume
Insure your home and belongingsGet insuredLayout
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 Tolsteegplantsoen 3, Utrecht
How does the asking price compare to the WOZ value?
The WOZ value for this home is €397,000, based on the reference date of 1 January 2025. The asking price of €375,000 sits 6% below that WOZ value. Between 2020 and 2025, the WOZ value rose by 64%, from €242,000 to €397,000. The WOZ value is the municipal valuation, not the current market value.
What is the layout of this apartment?
The apartment has three rooms, two bedrooms and one bathroom, all on a single floor. It is on the first floor of the building. The living area is listed as 70 m² according to the BAG registration, while the agent lists 61 m². There is a balcony, and the home is freehold ownership with an HOA fee of €118 per month.
What is the energy label and what does it mean?
The energy label is C. This is a moderately efficient label, so you can expect energy costs to be moderate. The agent notes the home has partial double glazing and an HR boiler. The energy label is a fact about the home, and the insulation details are as stated by the agent.
What are the noise levels around this address?
The noise level from road traffic is 61 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 55 dB Lden, which is not above the standard, based on 2023 data. These are area-level indications from public risk data, not a measurement of this specific home.
What is the foundation risk for this home?
The foundation risk indication is medium. This is an area-level indication, based on the fact that the building dates from before 1970. In this postcode area, 100% of the buildings were constructed before 1970. This is not an inspection of this specific home, but a general indication for the area.
What are the climate risk indications for this address?
The climate risk indications are area-level. Pluvial flooding at heavy rain is elevated, and the current flood risk is also elevated. The flood risk for 2050 is low. Heat stress is currently low, but is expected to be medium by 2050. These are indications from the Klimaateffectatlas, not an assessment of this specific home.
What supermarkets are nearby?
A Coop is just around the corner at 291 metres. A Lidl is at 401 metres, a PLUS at 535 metres, and an Albert Heijn at 549 metres. A Jumbo is at 601 metres. Within five kilometres there are 64 supermarkets in total, so you have plenty of choice for daily groceries.
What schools are in the area?
Auris Rotsoord, a special education school, is at 441 metres. KBS Gertrudis, a primary school, is at 463 metres. De Wereldwijzer and Agatha Snellenschool are both primary schools at 687 and 717 metres respectively. Kromme Rijn College, a special secondary school, is at 753 metres.
How is the public transport in this area?
The bus stop Utrecht, Tolsteegplantsoen is on your doorstep at 102 metres, with lines 8, 47 and N4. The tram stop Utrecht, Station Vaartsche Rijn is at 175 metres, with lines 8, 9, 20, 21, 29, 47, N4 and 341. The train station Utrecht Vaartsche Rijn is at 191 metres.
What do residents say about the area?
Residents of the wider district give their area an average score of 7.67, based on 20 reviews. One resident describes it as "social, child-friendly and green", noting that "there is little traffic on the streets, even the ring road is relatively quiet". Another says it is a "nice neighbourhood, everything within reach. Everyone friendly." These reviews describe the district, not specifically the Tolsteeg en Rotsoord neighbourhood.
How does the price compare to other homes in the neighbourhood?
The asking price of €375,000 is the lowest of the nine homes currently for sale in the Tolsteeg en Rotsoord neighbourhood. It sits 16% below the average asking price of €445,000 in the area. The median asking price is €395,000, and the highest asking price is €785,000.
What is the price per square metre?
Based on the agent's listing of 61 m², the price per square metre is €6,148. The average price per square metre for homes currently for sale in the neighbourhood is €5,830. The average living area of homes for sale in the neighbourhood is 77 m².
