A calm spot in Zuilen-Noord
This apartment on Van Heesstraat 75 sits on a quiet road in Zuilen-Noord, a part of Utrecht where the pace feels relaxed. The home is on the third floor and has an open view, with a French balcony that lets in plenty of light. Built in 2005, it is a modern property in a neighbourhood that has a mix of older and newer housing. The asking price is €325,000, and it sits 37% below the neighbourhood average asking price of €518,063. For more on the local market, see apartments in Utrecht.
The apartment itself
Inside, the apartment has two rooms, one bedroom and one bathroom, spread over a single floor. The living area is 55 m² according to the agent, while the BAG registration lists 56 m². The home is fully insulated and has a central heating boiler, and it comes with a parking spot. You own the property outright, and the monthly homeowners' association fee is €182.
Life in Zuilen-Noord
Zuilen-Noord is a neighbourhood with a strong sense of community, and residents across the district give it an average score of 7.32 out of 10, based on 15 reviews. One resident who has lived here for 26 years calls it one of the best neighbourhoods in Utrecht, praising the nearby shops, schools and the Julianapark. Another resident mentions that the area is getting greener and that neighbours are friendly, with good social control. The neighbourhood has around 3,800 residents, and about 41% of households are single-person. There is a mix of ages, with a third of residents between 25 and 45. For more on the area, see the Zuilen-Noord neighbourhood.
Amenities and getting around
The daily essentials are close by. Boni supermarket is just around the corner, and there are more options within a ten-minute walk, including another Boni and an Albert Heijn. For schools, SBO Belle van Zuylen is on your doorstep, and Yuverta vmbo Utrecht is a couple of streets away. The GP practice Gezondheidscentrum De Brug is a ten-minute walk, and the Zuilense Apotheek is right next to it. Bus stops are very close, with Utrecht, Minister Talmastraat on your doorstep serving lines 7 and 27, and Utrecht, Patrimoniumstraat just around the corner. Utrecht Zuilen train station is about 2 km away. The wider area is part of the municipality of Utrecht.
WOZ value and address data
The WOZ value for this property was set at €326,000 on 1 January 2025, which is virtually equal to the asking price. Between 2020 and 2025, the WOZ value rose by 54%, from €212,000 to €326,000. As for the area, the noise level from road traffic is 60 dB Lden, which is above the standard, while railway noise is 48 dB Lden and industry noise is 48 dB Lden, both below the standard. The foundation risk indication is medium, based on clay soil that is sensitive to settling, and this is an area-level indication, not an inspection of this specific home. Pluvial flooding risk is low, and the current flood risk is elevated, though by 2050 it is expected to be low.
Source
At the time of writing, the home is offered via multiple channels, including Covers Wonen Makelaars & Taxateurs.
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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 Van Heesstraat 75, Utrecht
How does the asking price compare with the neighbourhood average?
The asking price of €325,000 is 37% below the average asking price in Zuilen-Noord, which is €518,063. The average price per m² in the neighbourhood is €5,320, while this home is listed at €5,909 per m². The living area of 55 m² is 45% smaller than the neighbourhood average of 100 m².
What is the layout of this apartment?
The apartment has two rooms in total, including one bedroom and one bathroom, all on a single floor. The living area is 55 m² according to the agent, while the BAG registration lists 56 m². There is a French balcony, and the home is on the third floor with an open view. A parking spot is included, and the property is fully owned.
What is the WOZ value of this property?
The WOZ value was set at €326,000 on 1 January 2025, which is virtually equal to the asking price of €325,000. Over the past five years, the WOZ value has increased by 54%, from €212,000 in 2020 to €326,000 in 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value.
What is the foundation risk in this area?
The foundation risk indication for this address is medium, based on clay soil that is sensitive to settling. This is an area-level indication from public risk data, not an inspection of this specific home. In this postcode area, 20% of buildings were constructed before 1970, and 1% of buildings have an elevated risk of pile rot, according to the Klimaateffectatlas.
What amenities are within walking distance?
Boni supermarket is just around the corner at 500 m, and another Boni and an Albert Heijn are within a ten-minute walk. SBO Belle van Zuylen school is on your doorstep, and Yuverta vmbo Utrecht is a couple of streets away. The GP practice Gezondheidscentrum De Brug and the Zuilense Apotheek are both about 750 m away, a ten-minute walk.
How is the public transport connection?
The nearest bus stop, Utrecht, Minister Talmastraat, is on your doorstep and serves lines 7 and 27. Another stop, Utrecht, Patrimoniumstraat, is just around the corner and serves the Flex line. Utrecht Zuilen train station is about 2 km away, which is roughly a 25-minute walk or a short bus ride.
What do residents say about living in Zuilen-Noord?
Residents across the district give an average score of 7.32 out of 10, based on 15 reviews. One resident who has lived in Zuilen for 26 years says it is one of the best neighbourhoods in Utrecht, with shops, schools and the Julianapark nearby. Another resident mentions that the neighbourhood is getting greener and that neighbours are friendly, with good social control.
What is the energy label of this apartment?
The energy label is B. This means the home is reasonably energy-efficient, though not at the highest level. The agent states that the home is fully insulated, which is a separate fact from the label. With label B, you can expect moderate energy costs compared with less efficient labels, but the exact costs depend on your usage.
