Tolsteegplantsoen 43-3
Tolsteeg en Rotsoord · 3523 AN Utrecht
A quiet spot in the middle of Utrecht
Tolsteegplantsoen 43-3 is a portiek flat on the fourth floor, built in 1958 and set on a quiet road in a residential area with an unobstructed view. The last known asking price of €400,000 was sharp compared with the average of €400,591 for the 11 apartments at the time for sale in the neighbourhood, and it sat below the median of €395,000. The price per square metre came to €5,634 based on the agent's floor area of 71 m². For context, the average price per m² for apartments in the neighbourhood was €5,846. This was one of the [apartments in Utrecht] at the time on the market. This home has not been online since 22 September 2026.
The home itself
According to the agent, this apartment had three rooms, two bedrooms and one bathroom on a single floor, with a total volume of 229 m³. There is a balcony, and the home is in full ownership. The agent listed the living area as 71 m², while the BAG registration records 80 m². The property has roof insulation, double glazing and wall insulation, and is heated by a central heating boiler. The monthly homeowners' association fee was €146.
Tolsteeg en Rotsoord
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 and that many homes sit around shared green spaces with play facilities. Another says it is a "nice neighbourhood, everything within reach. Everyone friendly." The district has a village-like feel, separated from the city by a park and forts that are part of the UNESCO heritage. The neighbourhood itself has 4,235 inhabitants, with a high share of single-person households at 68%. This is [the Tolsteeg en Rotsoord neighbourhood] in the south of Utrecht.
Amenities and transport
A Lidl is just around the corner, with a Coop and a PLUS a couple of streets away. For primary education, KBS Gertrudis is a ten-minute walk, and there is also the Agatha Snellenschool. The nearest GP is Huisartsenpraktijk De Greev, and Apotheek Buijs is the closest pharmacy. Bus stop Utrecht, Tolsteegplantsoen is on your doorstep with lines 8, 47 and N4, while Utrecht, Station Vaartsche Rijn offers tram and bus connections with lines 8, 9, 20, 21, 29, 47, N4 and 341. The train station Utrecht Vaartsche Rijn is a five-minute walk away. This is all within [the municipality of Utrecht].
WOZ and address data
The WOZ value for this home was €440,000 as of 1 January 2025, and the asking price lay 9% below that value. Between 2020 and 2025, the WOZ value rose by 41%, from €313,000 to €440,000. As for the address, the noise level from road traffic is 45 dB Lden, which stays below the norm, while railway noise is 59 dB Lden, above the norm. The foundation risk indication is medium, based on the fact that the building dates from before 1970. These are area-level indications from public data, not an inspection of this specific home.
Source
When this home was still on the market, it was offered via multiple channels, including Walton Makelaars & Taxateurs on Funda.
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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 did the asking price compare to the WOZ value?
The asking price of €400,000 was 9% below the WOZ value of €440,000, 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 71 m², was €5,634, while the average for apartments in the neighbourhood was €5,846.
What is the layout of this apartment?
According to the agent, the apartment had three rooms, two bedrooms and one bathroom on a single floor. There is a balcony, and the home is in full ownership. The agent listed the living area as 71 m², while the BAG registration records 80 m². The monthly homeowners' association fee was €146.
What was the energy label and what did it mean for costs?
The energy label is C. The agent stated that the home had roof insulation, double glazing and wall insulation, and was heated by a central heating boiler. The label itself does not tell you about the condition of the building.
What are the noise levels around this address?
The noise level from road traffic is 45 dB Lden, which stays below the norm. Railway noise is 59 dB Lden, which is above the norm. These figures come from public data at the address level and are indications for the area, not a measurement inside this specific home.
What is the foundation risk for this property?
The foundation risk indication is medium. This is based on the fact that the building was constructed before 1970, in 1958, and that 100% of the properties in this postcode area were built before 1970. This is an area-level indication from public data, not an inspection of this specific home.
What supermarkets are nearby?
A Lidl is about 379 metres away, a Coop is at 436 metres, and a PLUS is at 456 metres. A Jumbo is at 675 metres and an Albert Heijn at 735 metres. All are within a short walk or cycle from the apartment.
Which schools are close to this apartment?
Auris Rotsoord, a special education school, is about 500 metres away. Kromme Rijn College, a secondary special education school, is at 617 metres. KBS Gertrudis, a primary school, is at 636 metres, and the Agatha Snellenschool, also primary, is at 772 metres.
How is the public transport connection?
The bus stop Utrecht, Tolsteegplantsoen is about 219 metres away, with lines 8, 47 and N4. Utrecht, Station Vaartsche Rijn is at 326 metres and offers tram and bus lines 8, 9, 20, 21, 29, 47, N4 and 341. The train station Utrecht Vaartsche Rijn is 331 metres away.
What do residents say about the area?
Residents of the wider district give an average score of 7.67, based on 20 reviews. One resident describes the area as "social, child-friendly and green", with little traffic and shared green spaces. Another says it is a "nice neighbourhood, everything within reach. Everyone friendly." These reviews cover the district, not just this specific neighbourhood.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose by 41%, from €313,000 to €440,000. The value increased each year, with a slight dip in 2024 to €401,000 before rising again to €440,000 in 2025. This reflected the municipal valuation, not the current market price.
