Oude Houtensepad 42
Watervogelbuurt, Utrecht
AreaA classic end-of-terrace house in Utrecht Oost
This 1932 end-of-terrace house sits on a quiet road in the Watervogelbuurt, a residential pocket of Utrecht Oost where the streets feel settled and the pace is calm. With a price of €1,045,000, the asking price sits well above the average for end-of-terrace houses in Utrecht, and it is also 109% above the average asking price in the neighbourhood, which comes to €499,737. The home is on the high side of the market, reflecting its size and position.
Inside the home
According to the agent, the house has six rooms, five bedrooms and one bathroom spread over four floors, with a volume of 609 m³. The living area is listed at 159 m² by the agent, while the BAG registration records 162 m²; the plot is 236 m² in both. The garden runs to the east and is accessible via the back alley, and there is also a front garden. The home is fully owned, heated by a central heating boiler, and the agent notes insulation in the roof, double glazing, wall insulation and floor insulation. The energy label is A.
Life in the Watervogelbuurt
Residents of the district of Oost give their surroundings an average score of 7.6, based on eleven reviews. One resident describes the area as peaceful, with an active and engaged community, good relations between neighbours, and access to quality housing, reputable schools and green spaces such as Wilhelminapark, Oosterspoorbaan and Minstroom. Another says it is a good neighbourhood, though cleanliness, parking and safety could be better. A third resident finds it very cosy with a strong sense of community, noting the variety of houses and the difficulty of buying here due to the costs. The neighbourhood itself is home to around 2,300 people, and most households are single-person. For a closer look at the Watervogelbuurt neighbourhood, the data paints a picture of a compact, urban area.
Amenities and getting around
Daily life is well served here. The nearest supermarket, a PLUS, is a ten-minute walk away, with a Lidl, Coop and Jumbo all within a similar reach. For schools, the Prof. Kohnstammschool is a five-minute walk, and the Utrechts Stedelijk Gymnasium is a couple of streets further. The GP practice Bosboomstraat and the Dienstapotheek Utrecht are both around a ten-minute walk, as is the Diakonessenhuis hospital. Bus stops on the Ina Boudier-Bakkerlaan, a five-minute walk, run lines 9, 29 and 341, and Utrecht Vaartsche Rijn station is a ten-minute walk. All of this sits within the municipality of Utrecht.
WOZ value and address data
The WOZ value for this home is €916,000, with a reference date of 1 January 2025. The asking price is 14% above that WOZ value. Between 2020 and 2025, the WOZ value rose by 46%, from €627,000 to €916,000. At the address level, public risk data indicates road traffic noise at 46 dB and railway noise at 55 dB, both below the relevant standards. The foundation risk indication is elevated, based on the 1932 construction on clay soil, and the climate data shows an elevated current flood risk, with pluvial flooding at heavy rain rated low. These are area-level indications from public sources, not an inspection of this specific home.
The listing
At the time of writing, the home is offered via multiple channels, including WVO Makelaars Utrecht B.V.
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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 Oude Houtensepad 42, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €1,045,000 is 14% above the WOZ value of €916,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value rose by 46%, from €627,000 to €916,000.
What is the layout of this end-of-terrace house?
According to the agent, the home has six rooms, five bedrooms and one bathroom across four floors, with a volume of 609 m³. The living area is listed at 159 m² by the agent, while the BAG registration records 162 m². The plot is 236 m². There is a garden to the east, accessible via the back alley, and a front garden.
What is the energy label and what insulation is mentioned?
The energy label is A, which is an efficient label. The agent notes insulation in the roof, double glazing, wall insulation and floor insulation. The home is heated by a central heating boiler and is fully owned. These are the details as stated in the listing.
What is the foundation risk indication for this address?
The foundation risk indication at this address is elevated, based on public data. The home was built in 1932 on clay soil, which may mean wooden piles or a shallow foundation. In this postcode area, 68% of properties were built before 1970, and 2% of properties in the neighbourhood have an elevated pile-rot risk. This is an area-level indication, not an inspection of this specific home.
What are the flood and climate risk indications?
Public climate data indicates an elevated current flood risk at this address, while the flood risk for 2050 is rated low. Pluvial flooding at heavy rain is rated low, and heat stress is currently low, rising to medium by 2050. These are area-level indications from public sources such as the Klimaateffectatlas, not an assessment of this particular property.
Which supermarkets are within walking distance?
The nearest supermarket is a PLUS, about 660 metres away, which is a ten-minute walk. A Lidl is at 688 metres, a Coop at 757 metres, and a Jumbo at 834 metres, all within a similar walking distance. There are 62 supermarkets within five kilometres of the home.
What schools are near this home?
The Prof. Kohnstammschool, a primary school, is about 479 metres away, a five-minute walk. The Utrechts Stedelijk Gymnasium, a secondary school, is at 637 metres. There is also the Kromme Rijn College for special secondary education at 301 metres, and Kranenburg Praktijkonderwijs at 529 metres.
How is the public transport in this area?
The nearest bus stop is Utrecht, Ina Boudier-Bakkerlaan, about 339 metres away, running lines 9, 29 and 341. Another stop, Utrecht, Robijnlaan, is at 520 metres with lines 8 and N4. Utrecht Vaartsche Rijn train station is about 667 metres away, a ten-minute walk.
What do residents say about living in this district?
Residents of the district of Oost give their surroundings an average score of 7.6, based on eleven reviews. One resident describes the area as peaceful, with an active community and good relations between neighbours. Another says it is a good neighbourhood, though cleanliness, parking and safety could be better. A third finds it very cosy with a strong sense of community, noting the variety of houses.
How does this home compare to the neighbourhood average?
The asking price of €1,045,000 is 109% above the average asking price in the neighbourhood, which is €499,737. The living area of 159 m² is 106% larger than the neighbourhood average of 77 m². The average asking price per m² in the neighbourhood is €6,645, while this home is listed at €6,572 per m².
