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Appartement te koop: Tolsteegplantsoen 43-3, Utrecht
Appartement te koop: Tolsteegplantsoen 43-3, Utrecht
Appartement te koop: Tolsteegplantsoen 43-3, Utrecht
Appartement te koop: Tolsteegplantsoen 43-3, Utrecht
Appartement te koop: Tolsteegplantsoen 43-3, Utrecht
Appartement te koop: Tolsteegplantsoen 43-3, Utrecht
Appartement te koop: Tolsteegplantsoen 43-3, Utrecht
Appartement te koop: Tolsteegplantsoen 43-3, Utrecht
Appartement te koop: Tolsteegplantsoen 43-3, Utrecht
Appartement te koop: Tolsteegplantsoen 43-3, Utrecht
Appartement te koop: Tolsteegplantsoen 43-3, Utrecht
Appartement te koop: Tolsteegplantsoen 43-3, Utrecht
Appartement te koop: Tolsteegplantsoen 43-3, Utrecht
Appartement te koop: Tolsteegplantsoen 43-3, Utrecht
Appartement te koop: Tolsteegplantsoen 43-3, Utrecht
BuyUtrechtApartmentsTolsteegplantsoen 43-3

Tolsteegplantsoen 43-3

Tolsteeg en Rotsoord, Utrecht

€ 400,000
Neighbourhood Tolsteeg en Rotsoord, UtrechtNeighbourhood
Lidl 379m 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 1958 apartment in Utrecht's Tolsteeg en Rotsoord

Tolsteeg en Rotsoord is a lively, urban pocket of Utrecht, where the city's energy meets the calm of the water. This apartment on Tolsteegplantsoen sits in the middle of it all, with the old city centre a short stroll away and the Vaartsche Rijn station just around the corner. At €400,000, the asking price is in line with the market, especially when you consider the average price for apartments in Utrecht and the neighbourhood's median of €391,250.

Inside the home

This three-room apartment spans a single floor and comes with two bedrooms and one bathroom. The agent lists the living area at 71 m², while the BAG registration records 80 m². The home has roof and wall insulation plus double glazing (HR+ or HR++), and it is heated by a central heating boiler. Built in 1958, it carries an energy label C, which means moderate energy costs.

Life in Tolsteeg en Rotsoord

Residents of the wider district, which includes Lunetten, 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 homes often sit around shared green spaces. Another says it's a "Nice neighbourhood, everything within reach. Everyone friendly." The neighbourhood itself is home to about 4,235 people, many of them young adults, and it's a place where you'll find a mix of old and new. For a closer look at what this area offers, see the Tolsteeg en Rotsoord neighbourhood.

Amenities and transport

Daily errands are easy from here. A Lidl is on your doorstep, with Coop and PLUS just around the corner. For primary education, KBS Gertrudis is a couple of streets away, and the Kromme Rijn College is within a ten-minute walk. The nearest GP, Huisartsenpraktijk De Greev, is a ten-minute walk, and Apotheek Buijs is nearby. Public transport is excellent: bus lines 8, 47, and N4 stop at Tolsteegplantsoen just around the corner, and Utrecht Vaartsche Rijn station is a five-minute walk. All of this sits within the municipality of Utrecht, a city known for its canals and vibrant culture. As for address-level risks, the area shows a medium foundation risk indication, which is an area-level indication based on the fact that the building predates 1970. Noise from road traffic is measured at 45 dB Lden, which stays below the norm, but railway noise reaches 59 dB Lden, above the norm. For climate, pluvial flooding risk is elevated, as is current flood risk, though by 2050 the flood risk is expected to be low. Heat stress is currently low but may rise to medium by 2050. These are all area-level indications, not an inspection of this specific home.

Source and agent

At the time of writing, this home is offered only via Walton Makelaars & Taxateurs.

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 since8 August 2026

Price

Asking price€ 400,000
Price per m²€ 5,000
HOA fee (VvE)€ 146 p/m
Assessed value (WOZ)reference date 01-01-2025€ 440,000

Energy

Energy labelC
InsulationDakisolatie, muurisolatie, dubbel glas (HR+ of HR++)
HeatingCvketel
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Areas and volume

Living area71 m²
Object areaLand Registry (Kadaster)80 m²
Volume229 m³
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Layout

Rooms3
Bedrooms2
Bathrooms1
Floors1
Located on4e woonlaag

Construction

Property typeAppartement
Year built1958
SettingAan rustige weg, in woonwijk en vrij uitzicht

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 43-3, Utrecht

How does the asking price compare to other apartments in the neighbourhood?

The asking price of €400,000 is close to the neighbourhood's median price of €391,250 and the average of €410,542. With a living area of 71 m² according to the agent, that works out to €5,634 per m², which is slightly below the neighbourhood average of €5,869 per m². So the price is in line with what other apartments in Tolsteeg en Rotsoord are asking.

What is the layout of this apartment?

The apartment has three rooms in total: two bedrooms and one bathroom, all on a single floor. The agent lists the living area at 71 m², while the BAG registration records 80 m². The home also has roof and wall insulation and double glazing, and it is heated by a central heating boiler.

What is the WOZ value of this property?

The WOZ value is the municipal valuation, which is used for tax purposes, and it is not always included in listings. Without it, we cannot compare the asking price to the official valuation.

What are the risks for this address?

The address-level risk data shows a medium foundation risk indication, which is an area-level indication based on the building's pre-1970 construction. Noise from road traffic is below the norm at 45 dB, but railway noise is above the norm at 59 dB. For climate, pluvial flooding and current flood risk are elevated, though flood risk is expected to be low by 2050. Heat stress is currently low but may become medium by 2050.

What amenities are nearby?

Several supermarkets are within walking distance: Lidl is about 379 metres away, Coop 436 metres, and PLUS 456 metres. For schools, KBS Gertrudis is about 636 metres away, and the Kromme Rijn College is 617 metres. The nearest GP is Huisartsenpraktijk De Greev at 710 metres, and the pharmacy Apotheek Buijs is at 788 metres.

How is the public transport in this area?

Public transport is well-served. The bus stop Utrecht, Tolsteegplantsoen is just 219 metres away, with lines 8, 47, and N4. The tram and bus stop Utrecht, Station Vaartsche Rijn is 326 metres away, offering lines 8, 9, 20, 21, 29, 47, N4, and 341. The nearest train station, Utrecht Vaartsche Rijn, is only 331 metres away.

What is the neighbourhood like?

Tolsteeg en Rotsoord is a lively, urban neighbourhood in Utrecht. Residents of the wider district give it an average score of 7.67 out of 10, based on 20 reviews. One resident describes it as "Social, child-friendly and green," while another says it's a "Nice neighbourhood, everything within reach." The area has a mix of housing, with many young adults, and it's close to the city centre.

Is the energy label good?

The energy label is C, which is average for a home of this age. This means you can expect moderate energy costs. The home has roof and wall insulation and double glazing, which helps, but the label is what it is.

Offered by
Walton Makelaars & Taxateurs
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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 €480,686€491,000
Sale per m² €5,878
Rent price €1,692 p/m€1,549 p/m
Rent per m² €26 p/m
Living area
Up to 60 m²21%
60-89 m²41%
90-119 m²29%
120-159 m²9%
Listings
For sale73%
For rent27%
Year built
Before 194520%
1945-197019%
1970-199026%
1990-201019%
After 201016%
Energy labels
A+7%
A33%
B10%
C24%
D10%
E8%
F6%
G2%

Location and amenities

Tolsteegplantsoen 43-3, Utrecht

Lidl
Smaragdplein 101
379m
Coop
Westerkade 38
436m
PLUS
Smaragdplein 216-218
456m
Jumbo
Twijnstraat 46
675m
Albert Heijn
Vondellaan 200
735m
Albert Heijn
Twijnstraat 8
845m
Coop
Rijnlaan 72A
849m
PLUS
Croeselaan 297-299
1119m
Albert Heijn
't Goylaan 66G
1161m
PLUS
Adriaen van Ostadelaan 40
1264m

Risks and environmental factors

Noise, foundation and climate around this address

Noise levels

Above limit
Road traffic reference year 202245 dB
Railways reference year 202359 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)1958
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 surroundings101 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 flood42 cm
Worst-case water depth46 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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