Thea Beckmanstraat 1
Het Zand-Oost, Utrecht
AreaA modern end-of-terrace home in Het Zand-Oost
This 2017 end-of-terrace house sits on a quiet road in a residential part of Het Zand-Oost, a district within Leidsche Rijn in Utrecht. The asking price of €645,000 is keen compared with the neighbourhood average asking price of €928,333, which works out at 31% below that figure. The home is one of a small number of end-of-terrace houses in Utrecht currently on the market in this part of the city.
Inside the house
According to the agent, the home has five rooms including four bedrooms and one bathroom spread over three floors, with a volume of 409 m³. The living area is listed at 110 m² by the agent, while the BAG registration records 103 m². The plot measures 99 m² in both sources. There is a rear garden of 45 m² facing north, accessible via the back alley, plus a front garden and a parking space. The property is freehold, heated by district heating, and the agent describes it as fully insulated with roof, wall and floor insulation and HR glazing.
Life in Het Zand-Oost
Residents of the wider Leidsche Rijn district give their area an average score of 7.9, based on nine reviews. One resident says: "Leuke 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." Another adds: "Heerlijk rustige buurt op slechts 20 minuten afstand van het centrum van Utrecht. Park Hoge Weide, scholen, supermarkten en sportvoorzieningen zijn om de hoek." A third resident, who has lived there for 12 years, feels the neighbourhood has declined in recent years. The district is home to around 5,125 people, with 54% of households having children. The Het Zand-Oost neighbourhood itself is part of this larger area.
Amenities and transport
Daily errands are well covered here. Vomar is just around the corner, with Aldi a couple of streets away and Albert Heijn a five-minute walk. Primary schools De Oase and Obs Het Zand are both within a short walk. The GP practice Gezondheidscentrum Het Zand and Apotheek de Vogelvlinder are both, and Sint Antonius Ziekenhuis Utrecht is a ten-minute walk away. Bus stops Utrecht, Duke Ellingtonstraat (lines 5 and 11) and Utrecht, Het Zand (line 6) are just around the corner, while Utrecht Terwijde station is a ten-minute walk. The municipality of Utrecht offers all this within easy reach.
WOZ and address data
No WOZ value is available for this property. The address-level risk data from public sources (Atlas Leefomgeving, KCAF, Klimaateffectatlas) gives area-level indications rather than an inspection of this specific home. Road traffic noise is 48 dB Lden, railway noise 49 dB Lden and aircraft noise 42 dB Lden, all below the relevant noise standards. The foundation risk indication is low, though the clay soil is noted as sensitive to settlement. Pluvial flooding risk is low, as is current flood risk and the 2050 flood risk projection. Heat stress is currently low but is indicated as medium for 2050.
Source
At the time of writing the home is offered via multiple channels, including Stap Makelaars and Stap Makelaars.
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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 Thea Beckmanstraat 1, Utrecht
What does the asking price of €645,000 mean for this home?
The asking price is €645,000, which is 31% below the neighbourhood average asking price of €928,333. The price per square metre is €5,864 based on the agent's listed living area of 110 m². This is a keen price compared with the neighbourhood average, but the home's living area is also 25% smaller than the neighbourhood average of 146 m².
How many bedrooms and bathrooms does this house have?
According to the agent, the home has five rooms in total, including four bedrooms and one bathroom, spread over three floors. The total volume is 409 m³. The living area is listed at 110 m² by the agent, while the BAG registration records 103 m². The plot measures 99 m² in both sources.
What outdoor space comes with this property?
The home has a rear garden of 45 m² facing north, which is accessible via the back alley. There is also a front garden and a parking space. The property is freehold, so there is no leasehold ground rent to consider. The garden orientation means it receives less direct sunlight during the day.
What is the energy label and what does it mean for running costs?
The home has an energy label A+, which is an efficient label. This means the energy costs for heating and electricity are likely to be relatively low compared with less efficient homes. The agent also describes the property as fully insulated with roof, wall and floor insulation and HR glazing, and it is heated by district heating.
What do residents say about living in this area?
Residents of the wider Leidsche Rijn district give their area an average score of 7.9, based on nine reviews. One resident praises the mixed neighbourhood where people look out for each other and it is quiet, with all amenities close by. Another mentions the peaceful surroundings with green space and shops within easy reach. A third resident, who has lived there for 12 years, feels the area has declined in recent years.
What are the nearest schools and supermarkets?
Primary schools De Oase at 253 m and Obs Het Zand at 403 m are both within a short walk. Vomar supermarket is at 444 m, Aldi at 492 m and Albert Heijn at 600 m. The GP practice Gezondheidscentrum Het Zand and Apotheek de Vogelvlinder are both at 527 m, and Sint Antonius Ziekenhuis Utrecht is at 725 m.
How is the public transport in this area?
Bus stops Utrecht, Duke Ellingtonstraat (lines 5 and 11) and Utrecht, Het Zand (line 6) are both within a five-minute walk. Utrecht Terwijde train station is at 749 m, about a ten-minute walk. The nearest bus stop to the station, Utrecht, Station Terwijde, is at 572 m and is served by line 6.
What are the noise levels around this address?
The address-level risk data indicates road traffic noise of 48 dB Lden, railway noise of 49 dB Lden and aircraft noise of 42 dB Lden, all for the reference year 2022 or 2023. All three are below the relevant noise standards. These are area-level indications from public data sources, not measurements taken at the property itself.
What is the foundation risk for this property?
The foundation risk indication for this address is low. The soil is clay, which is noted as sensitive to settlement. This is an area-level indication from public data (KCAF), not an inspection of this specific home. The climate data also shows low pluvial flooding risk and low current flood risk, with heat stress currently low but indicated as medium for 2050.
