Arnodreef 24
Taag- en Rubicondreef en omgeving, Utrecht
AreaA terraced house in Overvecht
Arnodreef 24 sits in the Taag- en Rubicondreef en omgeving neighbourhood, part of the Overvecht district in Utrecht. This is a busy, very strongly urban part of the city, with a high density of addresses. The asking price of €450,000 is on the high side compared with the average for terraced houses in Utrecht, though the home itself is priced below its WOZ value.
The home itself
Built in 1966, this terraced house has four rooms, three bedrooms and one bathroom spread over two floors, with a volume of 290 m³. The agent lists the living area at 86 m², while the BAG registration records 88 m²; the plot is given as 168 m² by the agent and 140 m² in the BAG registration. There is a front and back garden, the latter facing northeast and accessible via the back alley. The home is freehold, has roof, wall and floor insulation, and is heated by a central heating boiler. The energy label is A, an efficient label.
Life in the neighbourhood
Residents of the Overvecht district give their area an average score of 7.17, based on sixteen reviews. One resident 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." Another is less positive: "Overvecht is dirty, messy, noisy; sometimes it looks like a motorsport field with how they race at night." The neighbourhood itself has around 4,260 inhabitants, and a large share of homes here were built between 1945 and 1970. For more context, see the Taag- en Rubicondreef en omgeving neighbourhood.
Amenities and transport
Daily errands are easy from here. The Jumbo and Aldi are just around the corner, with the Lidl a couple of streets away. Primary schools Stichting HAPPY KIDS Education and Al Amana are both within a short walk, as is secondary school Pouwer College. The GP practice De Neckar is just around the corner, and the BENU pharmacy is a couple of streets away. Bus stop Rubicondreef is on your doorstep, served by lines 1, 11, N20 and Flex, and Utrecht Overvecht train station is a five-minute walk. The municipality of Utrecht offers all this and more, as the municipality of Utrecht page shows.
WOZ and address data
The WOZ value is €480,000 as of 1 January 2025, and the asking price sits 6% below that value. Over the past five years, the WOZ value has developed according to municipal records. As for address-level risks, these are area-level indications rather than an inspection of this specific home. Road traffic noise is measured at 54 dB Lden, above the noise standard, while rail and aircraft noise stay below their standards. The foundation risk indication is elevated, given the 1966 construction on peat soil, and the current flood risk is elevated, though it is expected to be low by 2050. Pluvial flooding at heavy rain is indicated as medium.
Source
At the time of writing, the home is offered via two channels, including Kanters 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 Arnodreef 24, Utrecht
How does the asking price compare to the WOZ value?
The WOZ value of this home is €480,000 as of 1 January 2025. The asking price of €450,000 is 6% below that WOZ value. This comparison is precomputed and presented as a fact; it does not imply anything about whether the price is fair or negotiable. The WOZ value is the municipal valuation, not the current market value.
What is the layout of this terraced house?
According to the agent, this is a two-storey terraced house with four rooms, three bedrooms and one bathroom. The living area is listed at 86 m² by the agent, while the BAG registration records 88 m². The plot is given as 168 m² by the agent and 140 m² in the BAG registration. There is a front and back garden, with the back garden facing northeast and accessible via the back alley.
What is the foundation risk for this address?
The foundation risk indication for this address is elevated, based on area-level data from sources like KCAF. The home was built in 1966 on peat soil, and the groundwater level is expected to drop towards 2050, which can increase risk for wooden foundations. This is an area-level indication, not an inspection of this specific home.
What public transport options are nearby?
Bus stop Rubicondreef is on your doorstep, served by lines 1, 11, N20 and Flex. Utrecht Overvecht train station is about 279 metres away, a five-minute walk. Several other bus stops are within a couple of streets, including Utrecht, Station Overvecht with lines 1, 6, 11, 30, N20 and Flex.
What schools are close to this home?
Primary schools Stichting HAPPY KIDS Education and Al Amana are both within a short walk, at about 146 and 260 metres respectively. Secondary schools Pouwer College and Ithaka, internationale schakelklassen are also nearby, at roughly 356 metres. The nearest special primary school, SBO St. Maarten, is about 427 metres away.
How do residents rate the Overvecht district?
Residents of the Overvecht district give their area an average score of 7.17, based on sixteen reviews. One resident appreciates the mutual help among neighbours, while another mentions issues with cleanliness and noise. These reviews describe the district as a whole, not specifically the Taag- en Rubicondreef en omgeving neighbourhood.
What is the energy label and what does it mean?
The energy label of this home is A, which is an efficient label. The agent also states the home has roof, wall and floor insulation, and is heated by a central heating boiler. The label itself does not say anything about the structural condition of the home; it is a classification of energy performance.
What is the noise situation at this address?
Road traffic noise at this address is measured at 54 dB Lden, which is above the noise standard, based on 2022 data. Rail noise is 36 dB Lden and aircraft noise is 40 dB Lden, both below their respective standards. These are area-level indications from public data, not measurements taken at the home itself.
How many homes are for sale in this neighbourhood?
In the Taag- en Rubicondreef en omgeving neighbourhood, there are currently 13 homes for sale. The average asking price is €415,308, with a median of €350,000. Prices range from €310,000 to €575,000. The average price per square metre is €4,198, based on the homes currently on the market.
What is the flood risk for this area?
The current flood risk indication for this address is elevated, while the expected flood risk for 2050 is low. Pluvial flooding at heavy rain is indicated as medium. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property. Heat stress is currently low, rising to medium by 2050.
