A ground-floor apartment on a quiet street
This ground-floor apartment on Valkstraat 2 sits in the Vogelenbuurt, a pre-war neighbourhood in the Noordoost district of Utrecht. The home dates from 1903 and carries an energy label C. With a living area of 122 m² according to the agent, the asking price of €675,000 works out at €5,533 per m². That price is in line with the market, compared with the neighbourhood average asking price of €593,650. For context, the average asking price for apartments in Utrecht sits at a similar level.
The home itself
The apartment spans two floors and has four rooms, including three bedrooms and one bathroom. It is located on the ground floor and has a west-facing back garden of 5 m². The property is freehold, so you own the land outright. According to the agent, the home has largely double glazing, draught sealing and floor insulation, and is heated by a combi boiler with partial underfloor heating. The BAG registration lists the living area as 127 m², while the agent states 122 m².
The Vogelenbuurt
Residents of the district give an average score of 6.79, based on seven reviews. One resident says: "A very nice place to grow up", adding that living close to Griftpark was great fun and that neighbourhood parties bring people together. Another resident, describing the wider area, says: "When I come to Voordorp, it really feels like a village. People look at you, say hello, children play in the street, and there's a lot of greenery." A third review is far more critical, mentioning noise, rubbish and a lack of cohesion. The neighbourhood has around 3,990 inhabitants, and 61% of households are single-person. The home's living area is 47% larger than the neighbourhood average of 83 m². For more on the area, see the Vogelenbuurt neighbourhood.
Amenities and transport
Daily errands are easy from here. The nearest supermarket, an Albert Heijn, is just around the corner, with another Albert Heijn and a Jumbo a couple of streets away. Openbare Basisschool De Koekoek is on your doorstep, and there are several other primary schools within a ten-minute walk. The nearest GP, Huisartsen Binnenstad, is a couple of streets away, and the pharmacy Service Apotheek Koert Binnenstad is just as close. Bus line 1 stops at Utrecht, Willem van Noortstraat, a couple of streets away, and Utrecht Centraal station is a ten-minute walk. For more on the wider area, see the municipality of Utrecht.
WOZ and address data
The WOZ value, set by the municipality on 1 January 2025, is €739,000. The asking price is 9% below that value. Between 2020 and 2025, the WOZ value rose by 112%, from €348,000 to €739,000. As for the address, the road traffic noise level is 64 dB Lden, which is above the norm, while rail and aircraft noise are below their norms. The foundation risk indication for this area is elevated, partly because the home was built before 1970 and 92% of properties in this postcode area date from before that year. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Pauw Makelaardij.
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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 Valkstraat 2, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €675,000 is 9% below the WOZ value of €739,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per m², based on the agent's stated living area of 122 m², is €5,533.
What is the layout of this apartment?
The apartment has four rooms in total: three bedrooms and one bathroom, spread over two floors. It is on the ground floor and has a west-facing back garden of 5 m². The agent lists the living area as 122 m², while the BAG registration states 127 m².
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs. The agent notes that the home has largely double glazing, draught sealing and floor insulation, and is heated by a combi boiler with partial underfloor heating.
What is the foundation risk for this address?
The foundation risk indication for this area is elevated. This is based on the fact that the home was built before 1970 (in 1903) and that 92% of properties in this postcode area date from before that year. According to the Klimaateffectatlas, 6% of properties in this neighbourhood have an elevated risk of pile rot. This is an area-level indication, not an inspection of this specific home.
What are the noise levels like at this address?
The road traffic noise level is 64 dB Lden, which is above the Dutch noise norm. Rail noise is 35 dB Lden and aircraft noise is 40 dB Lden, both below their respective norms. These figures come from public data and are area-level indications.
Which supermarkets are nearby?
There are several supermarkets within a short walk. An Albert Heijn is about 353 metres away, another Albert Heijn is at 379 metres, and a Jumbo is at 403 metres. In total, there are 69 supermarkets within 5 km.
What schools are close to this home?
Openbare Basisschool De Koekoek is just 113 metres away, making it on your doorstep. Other primary schools within a ten-minute walk include Koorschool Utrecht and Montessori Kind Centrum LEF. For secondary education, School aan de Singel is about 560 metres away.
How is the public transport connection?
Bus line 1 stops at Utrecht, Willem van Noortstraat, about 224 metres away, and at Utrecht, Adelaarstraat, at 232 metres. Bus line 3 stops at Utrecht, Draaiweg, at 466 metres. Utrecht Centraal station is about 1.1 km away, a ten-minute walk.
What do residents say about the area?
Residents of the district give an average score of 6.79, based on seven reviews. One resident says it is "a very nice place to grow up", mentioning the proximity to Griftpark and neighbourhood parties. Another resident, describing the wider area, says it feels like a village with greenery and a car-free street. A third review is critical, mentioning noise and a lack of cohesion.
How does the living area compare with the neighbourhood average?
The agent lists the living area as 122 m², which is 47% larger than the neighbourhood average of 83 m². The BAG registration gives a slightly higher figure of 127 m².
