A quiet spot in Vechtzoom-noord
Tucked away on a quiet road in a residential area, this end-of-terrace house sits in Vechtzoom-noord, Klopvaart, a neighbourhood in the Overvecht district of Utrecht. The home was built in 1980 and has an energy label B. With a living area of 136 m² according to the agent, it is 31% larger than the neighbourhood average of 104 m². The asking price is €547,000.
The house itself
Inside, the layout spans two floors and includes five rooms, four bedrooms and one bathroom. The garden is a 54 m² back garden with a front and side garden, and the back garden faces southwest and is accessible via the back alley. The property is municipal leasehold, but the ground rent has been bought off in perpetuity. According to the agent, the home has roof and wall insulation and is heated by district heating. The living area is listed as 136 m² by the agent, while the BAG registration records 134 m².
Life in Vechtzoom-noord, Klopvaart
Residents give the neighbourhood an average score of 7.48, based on three reviews. One resident describes it as a "quiet green neighbourhood" with "good daily amenities" and enough parking spaces. Another says, "Things could be better, like installing cameras so we can see who dumps rubbish, but we also have an app so I have nothing to complain about; we help each other when we can." A third resident mentions litter and unkempt patches of ground. The neighbourhood has around 3,280 inhabitants, and 35% of the homes are owner-occupied. For more on the Vechtzoom-noord, Klopvaart neighbourhood, the picture is one of a mixed, lived-in area.
Daily life and getting around
For groceries, the Lidl is just around the corner, and the Jumbo is a couple of streets away, with a Dirk. Primary schools include Obs Overvecht and KBS Marcus. The nearest GP is Gezondheidscentrum De Brug, Huisartsenpraktijk S. Alikhil, about 1.6 km away, and the pharmacy Apotheek Gagelhof is. Bus stops are close: Utrecht, Orinocodreef is on your doorstep with line 1, and Utrecht, Klopvaart with lines 1, 3, N20 and Flex. The nearest train station is Utrecht Zuilen, about 2.2 km away. The municipality of Utrecht offers a wide range of amenities and services.
WOZ value and address data
The WOZ value on 1 January 2025 was €514,000, and the asking price is 6% above that value. Between 2020 and 2025, the WOZ value rose by 53%, from €335,000 to €514,000. As for address-level risks, these are area-level indications, not an inspection of this specific home. Road traffic noise is measured at 50 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is low, though the soil is peat, which is sensitive to settlement. Pluvial flooding at heavy rain is indicated as medium, while current flood risk and heat stress are low, with heat stress expected to rise to medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Brecheisen Makelaars Utrecht B.V. and their listing on Funda.
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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 Sabadreef 5, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €547,000 is 6% above the WOZ value of €514,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025, the WOZ value increased by 53%, from €335,000 to €514,000. This comparison is precomputed and does not imply any judgement about whether the price is fair.
What is the layout of this end-of-terrace house?
According to the agent, the home has five rooms, including four bedrooms and one bathroom, spread over two floors. The living area is listed as 136 m² by the agent, while the BAG registration records 134 m². The property includes a 54 m² back garden, a front garden and a side garden. The back garden faces southwest and is accessible via the back alley.
What is the energy label and what does it mean for costs?
The energy label is B. This is an efficient label, so you can expect relatively moderate energy costs compared with less efficient labels. The agent also states that the home has roof and wall insulation and is heated by district heating. The energy label is a rating of the home's energy performance, not a statement about its structural condition.
What is the foundation risk in this area?
The foundation risk indication for this address is low, according to public risk data at the address level. The soil type is peat, which is sensitive to settlement. This is an area-level indication, not an inspection of this specific home. The data comes from sources like Atlas Leefomgeving and KCAF, and it does not constitute a structural assessment.
What are the noise levels like at this address?
Road traffic noise at this address is measured at 50 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 37 dB Lden and aircraft noise is 41 dB Lden, both below their respective standards. These are area-level indications from public data, not measurements taken at the property itself.
What supermarkets are nearby?
The nearest supermarket is a Lidl at 448 m, followed by a Jumbo at 474 m and a Dirk at 842 m. An Albert Heijn is at 1,046 m and a Hoogvliet at 1,274 m. These distances mean you can reach the closest options on foot in a few minutes, making daily grocery shopping straightforward.
Which schools are close to this home?
Several schools are within walking distance. The nearest is Auris Fortaal, locatie Agavedreef, a special education school at 247 m, followed by LUX SO at 278 m and De Schans at 460 m. For primary education, Obs Overvecht is at 520 m and KBS Marcus at 539 m. The nearest secondary school is about 2.5 km away.
What public transport options are available?
The nearest bus stop is Utrecht, Orinocodreef at 159 m, served by line 1. Utrecht, Klopvaart at 238 m offers lines 1, 3, N20 and Flex. The nearest train station is Utrecht Zuilen, about 2.2 km away. These stops provide regular bus services, though specific destinations and frequencies are not stated.
What do residents say about living in Vechtzoom-noord, Klopvaart?
Based on three reviews, residents give the neighbourhood an average score of 7.48. One resident calls it a "quiet green neighbourhood" with good daily amenities and enough parking. Another mentions litter and unkempt patches of ground. A third appreciates the community spirit, saying neighbours help each other when they can. The reviews reflect a generally positive but mixed experience.
How does the living area compare with other homes in the neighbourhood?
The agent lists the living area as 136 m², which is 31% larger than the neighbourhood average of 104 m². The BAG registration records 134 m², a small difference. This makes the home more spacious than typical properties in the area, which may be relevant when considering the asking price per square metre of €4,022.
