Waterbieslaan 56
Vleuterweide-West, Utrecht
AreaA modern end-of-terrace home in Vleuterweide-West
Waterbieslaan 56 sits in Vleuterweide-West, a neighbourhood in Vleuten that was built around the turn of the millennium. The area feels established, with wide streets and a mix of family homes. This end-of-terrace house dates from 2004 and carries an A++ energy label, which is an efficient label. With a living area of 115 square metres and a plot of 145 square metres, the asking price of €595,000 works out at €5,174 per square metre. That puts the price in line with the market, especially when you compare it with the average for end-of-terrace houses in Utrecht.
The home itself
The listing does not provide details on the layout, so the number of rooms, bedrooms and bathrooms is not stated. What is clear is that the house was built in 2004 and has an A++ energy label. The living area is 115 square metres according to the BAG registration, and the plot measures 145 square metres. The asking price of €595,000 is 2% below the WOZ value, which is a notable point.
Vleuterweide-West
Residents give the neighbourhood an average score of 6.63, based on three reviews. One resident says: "I moved here shortly after this neighbourhood was built. Over the years it became more lively. Unfortunately, crime in the area has increased over time." Another adds: "My experience of the neighbourhood is quite positive. Because of the many rental houses that have been built, the neighbours and residents change quite quickly, but the neighbourhood always remains quite cosy and friendly." The neighbourhood has around 6,060 inhabitants, and most homes are owner-occupied. For more context, you can read about the Vleuterweide-West neighbourhood.
Amenities and transport
Daily errands are well covered. A Lidl is just around the corner, and an Albert Heijn is a couple of streets away. For primary education, P.C. Jenaplanschool Zonnewereld is a five-minute walk, and OBS Vleuterweide is also close by. The nearest GP is Julius Gezondheidscentra, locatie Vleuterweide, and the pharmacy FLeiR Apotheek Vleuterweide is nearby. Bus line 29 stops at Vleuten, Boterbloemsingel, just around the corner, and Vleuten train station is a ten-minute walk. The municipality of Utrecht offers plenty of options for work and leisure, as you can see on the page for the municipality of Utrecht.
WOZ value and address data
The WOZ value for this home is €607,000, based on the reference date of 1 January 2025. The asking price of €595,000 is 2% below that value. Between 2020 and 2025, the WOZ value rose by 44%, from €422,000 to €607,000. As for the address, the noise level from road traffic is 54 dB Lden, which is above the noise standard, while rail and air traffic noise stay below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered only via April makelaars Vleuten.
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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 Waterbieslaan 56, Vleuten
How does the asking price compare to the WOZ value?
The asking price for this end-of-terrace house is €595,000, while the WOZ value is €607,000 as of 1 January 2025. That means the asking price is 2% below the WOZ value. The WOZ value is the municipal valuation, not the current market value, so it is a reference point rather than a direct price indicator.
What is the energy label and what does it mean?
The home has an A++ energy label, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The home was built in 2004, which is a relatively recent construction year. The listing does not provide specific details on insulation or heating installations.
What is the WOZ value development over the past five years?
Between 2020 and 2025, the WOZ value of this home increased by 44%, from €422,000 to €607,000. The value rose steadily in the early years, dipped slightly in 2023, and then recovered to reach its current level. This gives an indication of how the municipal valuation has moved over time.
What are the noise levels around this address?
The noise level from road traffic at this address is 54 dB Lden, which is above the noise standard. Rail traffic noise is 36 dB Lden and air traffic noise is 41 dB Lden, both below the standard. These are area-level indications based on public data, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low. The soil type is clay, which is noted as sensitive to settlement. This is an area-level indication based on public data, not an inspection of this specific home. It gives a general sense of the ground conditions in the area.
What supermarkets are nearby?
A Lidl is about 923 metres away, and an Albert Heijn is about 1,030 metres away. A Dirk is at 1,365 metres, and another Albert Heijn is at 1,462 metres. A PLUS is at 1,718 metres. These are all within a short distance, making daily grocery shopping convenient.
Which schools are close to this home?
P.C. Jenaplanschool Zonnewereld is a primary school about 336 metres away, and OBS Vleuterweide is at 378 metres. KC De Fonkeling, another primary school, is at 403 metres. For secondary education, Limus College is at 809 metres and VOLT! Toekomstmakers at 842 metres.
How is the public transport connection?
Bus line 29 stops at Vleuten, Boterbloemsingel, about 282 metres away, and at Vleuten, Rivierkom Zuid, about 285 metres away. Bus lines 29 and 111 stop at Vleuten, Stroomrugbaan, at 482 metres. Vleuten train station is about 878 metres away, a ten-minute walk.
What do residents say about the neighbourhood?
Residents give Vleuterweide-West an average score of 6.63, based on three reviews. One resident notes the neighbourhood became more lively over time but mentions crime has increased. Another says the neighbourhood remains cosy and friendly despite residents changing quickly. A third resident feels the neighbourhood became busier after many people moved in.
What is the average price in the neighbourhood?
In Vleuterweide-West, the average asking price for homes currently for sale is €609,400, with a median of €630,000. The prices range from €450,000 to €815,000. The average price per square metre is €5,157. This home, at €595,000, sits below the neighbourhood average.
