A quiet spot in Transwijk-Noord
Florence Nightingalelaan 34 is an end-of-terrace house from 1987, sitting on a quiet road in a residential area of Transwijk-Noord, Utrecht. The home has an energy label C and is offered for €495,000. The asking price is 20% above the neighbourhood average asking price of €411,241, and the living area of 102 m² is 28% larger than the neighbourhood average of 80 m². For context, end-of-terrace houses in Utrecht are listed at various price points.
The home itself
This end-of-terrace house offers 5 rooms, including 4 bedrooms and 1 bathroom, spread over 3 floors. The living area is 102 m² according to the agent, while the BAG registration lists 110 m²; the plot is 157 m² in both. The garden is a 49 m² backyard with a southwest orientation, accessible via the back alley, plus a front garden. The home has double glazing, a central heating boiler, and is on municipal ground lease, which has been paid off until 05-01-2037.
Transwijk-Noord
Residents give the neighbourhood an average score of 8.26, based on four reviews. One resident says: "A pleasant, easily accessible neighbourhood with many amenities, close to the centre. Great!" Another describes it as "a good neighbourhood to live in" with a large shopping centre a five-minute walk away, a tram running through the area, and plenty of playgrounds. The same resident notes that "the streets can be dirty now and then" and that "the only thing missing is a clear sense of community". The neighbourhood has about 5,095 inhabitants, and 54% of households are single-person. For more on the area, see the Transwijk-Noord neighbourhood.
Amenities and transport
Daily errands are easy from here. The SPAR express is just around the corner, and MCD, Jumbo, and Albert Heijn are a ten-minute walk away. Schools are close: UniC secondary school is on your doorstep, and the International School Utrecht is a couple of streets away. The nearest GP is Gezondheidscentrum Kanaleneiland, Huisartsenpraktijk Danhof, and the pharmacy Apotheek Kanaleneiland is nearby. Bus stops at Van Bijnkershoeklaan (line 7) and 24 Oktoberplein (lines 5, 6, 16, N2) are just around the corner, and Utrecht Centraal station is a ten-minute walk. The municipality of Utrecht offers a wide range of services and connections, as described on the municipality of Utrecht.
WOZ and address data
The WOZ value for this home is €533,000, based on the reference date 01-01-2025. The asking price is 7% below this value. Between 2020 and 2025, the WOZ value rose by 68%, from €317,000 to €533,000. As for address-level risks, these are area-level indications, not an inspection of this specific home. Road traffic noise is measured at 53 dB Lden, which is above the noise standard, while railway noise is 34 dB Lden, below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. Pluvial flooding at heavy rain is medium, current flood risk is elevated, and heat stress is medium, both now and in 2050.
Source
At the time of writing, the home is offered via multiple channels, including Molenbeek and Molenbeek Makelaars Utrecht.
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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 Florence Nightingalelaan 34, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €495,000 is 7% below the WOZ value of €533,000, which was set on 01-01-2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 68%, from €317,000 in 2020 to €533,000 in 2025.
What is the layout of this end-of-terrace house?
The home has 5 rooms, including 4 bedrooms and 1 bathroom, spread over 3 floors. The living area is 102 m² according to the agent, while the BAG registration lists 110 m². The plot is 157 m². There is a 49 m² backyard with a southwest orientation, accessible via the back alley, plus a front garden.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates a moderate level of energy efficiency, so you can expect reasonable but not minimal energy costs. The home has double glazing, according to the agent, and a central heating boiler. The exact energy costs depend on usage and energy prices.
What is the ground lease situation?
The home is on municipal ground lease, which has been paid off until 05-01-2037. This means the ground lease is settled for that period, so no annual ground rent is due until then.
What are the noise levels around this address?
According to public risk data, road traffic noise at this address is 53 dB Lden, which is above the noise standard. Railway noise is 34 dB Lden, which is below the standard. These are area-level indications, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to area-level data. The soil is clay, which is sensitive to settling. This is an indication for the area, not an inspection of this specific home. No further details are provided in the listing.
What are the flood and heat risks?
Area-level indications show that pluvial flooding at heavy rain is medium, current flood risk is elevated, and flood risk in 2050 is low. Heat stress is medium, both now and in 2050. These are indications for the area, not predictions for this specific property.
What amenities are within walking distance?
The SPAR express supermarket is just around the corner, and MCD, Jumbo, and Albert Heijn are about a ten-minute walk away. UniC secondary school is on your doorstep, and the International School Utrecht is a couple of streets away. The nearest GP and pharmacy are about a ten-minute walk from the home.
How is the public transport connection?
Bus stops at Van Bijnkershoeklaan (line 7) and 24 Oktoberplein (lines 5, 6, 16, N2) are just around the corner. Utrecht Centraal train station is about a ten-minute walk away. The tram runs through the neighbourhood, according to a resident, making the city centre easily accessible.
What do residents say about living in Transwijk-Noord?
Residents give the neighbourhood an average score of 8.26, based on four reviews. One resident says it is "a pleasant, easily accessible neighbourhood with many amenities, close to the centre." Another mentions that "the streets can be dirty now and then" and that "the only thing missing is a clear sense of community."
