Tolsteeg en Rotsoord, Utrecht
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.
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.
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.
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.
At the time of writing, this home is offered only via Walton Makelaars & Taxateurs.
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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 43-3, Utrecht
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.
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.
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.
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.
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.
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.
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.
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.
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 | €410,542 | €391,250 |
|---|---|---|
| Sale per m² | €5,869 | – |
| Rent price | €1,083 p/m | €975 p/m |
| Rent per m² | €25 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 | €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 | – |
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 | €591,939 | €537,315 |
|---|---|---|
| Sale per m² | €6,532 | – |
| Rent price | €1,929 p/m | €1,904 p/m |
| Rent per m² | €24 p/m | – |
Tolsteegplantsoen 43-3, Utrecht
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