Bernard de Waalstraat 28
Prins Bernhardplein en omgeving, Utrecht
NeighbourhoodA classic end-of-terrace house in Utrecht
This end-of-terrace house on Bernard de Waalstraat 28 sits in the Prins Bernhardplein en omgeving neighbourhood, a lively part of Utrecht's Noordwest district. Built in 1941, it has a traditional character that fits the area's older housing stock. With an asking price of €475,000, the home is priced 22% below its WOZ value, which is notable. For context, the average asking price for end-of-terrace houses in Utrecht is €429,731, so this one is on the high side.
Inside the home
The agent describes a four-room layout with three bedrooms and one bathroom spread over three floors, totalling 102 m² of living space according to the agent, while the BAG registration lists 104 m². The plot is 107 m². There's a garden facing west, accessible via the back, and a balcony. A detached brick garage provides parking or storage. The home has double glazing and a central heating boiler, and it's offered as full ownership. The energy label is E, which means you can expect higher energy costs compared to more efficient homes.
Life in Prins Bernhardplein en omgeving
Residents of the wider district give their area a solid 7.32 out of 10, based on 15 reviews. One resident, who has lived in Zuilen for 26 years, calls it "one of the best neighbourhoods in Utrecht," praising the nearby shops, schools, buses, and the Julianapark. Another notes the neighbourhood is "getting greener and more beautiful," though they mention litter and the bustle from tourists and students. They also say it "always feels safe" and that houses sell quickly. The neighbourhood itself has about 3,330 residents, with a mix of ages and many single-person households. For more on the Prins Bernhardplein en omgeving neighbourhood, you can explore further.
Amenities and transport
Daily errands are easy: an Albert Heijn is just around the corner, and a Boni is a couple of streets away. For primary education, Openbare basisschool De Cirkel is on your doorstep, and De Kleine Vliegenier is just around the corner. Healthcare is close too, with Gezondheidscentrum De Brug and the Zuilense Apotheek both a short walk away. Public transport is well served: bus stop Utrecht, Prins Bernhardplein is on your doorstep with line 120, and Utrecht, Prins Bernhardlaan is just around the corner with lines 3, 7, 12, 27, and 120. The nearest train station, Utrecht Zuilen, is about a ten-minute walk. All of this is within the municipality of Utrecht.
WOZ value and address data
The WOZ value on 1 January 2025 was €607,000, and the asking price is 22% below that. Between 2020 and 2025, the WOZ value rose 41%, from €432,000 to €607,000. As for address risks, these are area-level indications, not an inspection of this home. Road traffic noise is measured at 52 dB Lden, which is above the norm, while railway and aircraft noise are below their norms. The foundation risk indication is elevated, given the 1941 construction on clay soil and the area's history. Pluvial flooding risk is medium, and current flood risk is elevated, though it's expected to be low by 2050. Heat stress is currently low but may become medium by 2050.
Source and agent
At the time of writing, the home is offered via Punt Makelaars Utrecht, and it's also listed on Funda, so it's available through multiple channels.
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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 Bernard de Waalstraat 28, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €475,000 is 22% below the WOZ value of €607,000, which was set on 1 January 2025. This means the asking price is lower than the municipal valuation. The WOZ value is not the same as the market value, but it's a reference point. Over the past five years, the WOZ value has increased by 41%, from €432,000 in 2020 to €607,000 in 2025.
What is the layout of this house?
According to the agent, this end-of-terrace house has four rooms, including three bedrooms and one bathroom, spread over three floors. The living area is 102 m² as listed by the agent, while the BAG registration states 104 m². The plot is 107 m². There's a garden facing west, a balcony, and a detached brick garage. The home also has double glazing and a central heating boiler.
What is the energy label and what does it mean?
The energy label is E. This is not the most efficient label, so you can expect relatively high energy costs for heating and electricity. The home does have double glazing, which helps with insulation, but the overall efficiency is limited. In the neighbourhood, most homes for sale have better energy labels, with 28.6% at label A and 14.3% at label A+.
What are the noise levels around this address?
According to area-level data, road traffic noise is measured at 52 dB Lden, which is above the Dutch noise norm. Railway noise is 50 dB Lden, which is below the norm, and aircraft noise is 41 dB Lden, also below the norm. These are indications for the area, not a measurement at the property itself.
What is the foundation risk for this home?
The foundation risk indication is elevated. This is based on area-level data: the house was built in 1941 on clay soil, which may mean wooden piles or a shallow foundation. In this postcode area, 100% of buildings were constructed before 1970, and 2% of properties have an elevated risk of pile rot. The groundwater level is expected to drop by 2050, which could increase risks for wooden foundations. This is not an inspection of this specific home.
What supermarkets are nearby?
There are several supermarkets within easy reach. An Albert Heijn is about 376 metres away, and a Boni is about 435 metres away. Another Boni is at 444 metres. For more variety, an Albert Heijn at 1.3 km and a Lidl at 1.3 km are also options. These distances mean you can walk to the nearest ones in a few minutes.
Which schools are close to this address?
Several primary schools are nearby. Openbare basisschool De Cirkel is about 171 metres away, De Kleine Vliegenier is at 307 metres, and Christelijke Basisschool De Piramide is at 495 metres. For secondary education, the nearest school is about 1.3 km away. There are also childcare options within 400 metres.
What public transport options are available?
The nearest bus stop is Utrecht, Prins Bernhardplein, about 154 metres away, served by line 120. Another stop, Utrecht, Prins Bernhardlaan, is at 244 metres and has lines 3, 7, 12, 27, and 120. There's also a Flex stop at 307 metres. The nearest train station is Utrecht Zuilen, about 1.3 km away, which you can reach on foot or by bike.
How is the neighbourhood rated by residents?
Residents of the district, which includes this neighbourhood, give it an average score of 7.32 out of 10, based on 15 reviews. One resident who has lived in Zuilen for 26 years calls it "one of the best neighbourhoods in Utrecht," highlighting the nearby amenities and the Julianapark. Another resident mentions the neighbourhood is "getting greener and more beautiful" and feels safe at any time. These reviews reflect the wider district, not just this specific neighbourhood.
What is the average price per m² in this neighbourhood?
The average asking price per m² for homes currently for sale in this neighbourhood is €6,930. This home is listed at €4,657 per m², based on the agent's living area of 102 m². That's lower than the neighbourhood average, which is partly because this home has a larger living area than the average of 69 m².
Experiences from Prins Bernhardplein en omgeving
How residents experience their neighbourhood
Nice house on Burg Norbruislaan. Close to Heukelompark where you can sit comfortably in the summer. Also nice that you quickly walk out of the city and can walk in the nature reserve on the other side of the Vecht. Unfortunately, a lot of waste dumping around the underground containers. This causes a lot of stench and vermin. Otherwise, a nice multicultural neighbourhood where people of different faiths and backgrounds live together harmoniously.
Auto-translated to English by AIStatistics for Prins Bernhardplein en omgeving
Figures on residents, liveability and the housing market
| Sale price | €429,731 | €420,000 |
|---|---|---|
| Sale per m² | €6,930 | – |
| Rent price | €1,178 p/m | €743 p/m |
| Rent per m² | €14 p/m | – |
Experiences from Noordwest
How residents experience their district
I'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 AIJust nice and stuff
Auto-translated to English by AIThe neighbourhood is getting greener and more beautiful! But there is still room for improvement (and that will happen in 2025/2026). The municipality could pay a bit more attention to litter. Although it's also just busy because of the many tourists and students due to the location. In terms of layout, it's nice, good and friendly neighbours! Good social control. No matter when you go out on the street, it always feels safe. There are a few (primary) schools in the neighbourhood and many shops for your daily groceries. Vredenburg is a 10-minute walk, if you want something different. As for housing, I can't say much, houses sell quickly and there is always some rental supply, but just like in the rest of Utrecht, it's all quickly taken. It's an old neighbourhood, so not much can be built/created in terms of living space.
Auto-translated to English by AII always feel safe in this neighbourhood, perhaps because it's close to the police station. It's a 10-minute walk from the centre, which is great. No noise at night. I do really miss greenery in the area. I also notice that misplaced rubbish or litter is not cleaned up quickly; that could be improved.
Auto-translated to English by AIThe neighbourhood is divided into 2 between the original residents and the new ones, this is clearly noticeable with houses being pelted with eggs and fireworks and the police do nothing.
Auto-translated to English by AIPoorly maintained public spaces
Auto-translated to English by AII think it's a nice neighbourhood. Even though it's so close to the centre, I experience little nuisance. Supermarkets within walking distance, well accessible by public transport and quiet but not boring. Close to the police station so they often drive by but in principle nothing ever happens here. There is no greenery here, I miss that, a small park or something would be nice.
Auto-translated to English by AIvery nice!
Auto-translated to English by AIStatistics for Noordwest
Figures on residents, liveability and the housing market
| Sale price | €486,480 | €461,900 |
|---|---|---|
| Sale per m² | €6,241 | – |
| Rent price | €1,775 p/m | €1,708 p/m |
| Rent per m² | €23 p/m | – |
Experiences from Utrecht
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 AIStatistics for Utrecht
Figures on residents, liveability and the housing market
| Sale price | €591,873 | €537,519 |
|---|---|---|
| Sale per m² | €6,530 | – |
| Rent price | €1,927 p/m | €1,903 p/m |
| Rent per m² | €24 p/m | – |
Location and amenities
Bernard de Waalstraat 28, Utrecht
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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