Bolstraat 85
Oudwijk, Utrecht
AreaA classic terraced house in Oudwijk
Bolstraat 85 sits in Oudwijk, a pre-war neighbourhood in the east of Utrecht where the streets are lined with brick facades and the pavements are busy with bikes. The house itself is a terraced home from 1920, with a living area of 84 square metres according to the agent, and it is offered for €550,000. That asking price sits 5% above the WOZ value, which is a fairly common gap in this part of the city. For context, the average asking price for a home in Oudwijk is around €590,000, so this one is on the lower side of the local range. If you are looking at [terraced houses in Utrecht]( /koopwoningen/utrecht/tussenwoningen/ ), this is a typical example of the pre-war stock that dominates the area.
Inside the home
The house has four rooms in total, including two bedrooms and one bathroom, spread over two floors. The total volume is 308 cubic metres, and the agent lists the living area at 84 square metres, while the BAG registration records 85 square metres, a small difference that is not explained. There is a rear garden, and the property is in full ownership, so there is no leasehold to consider. The home has double glazing and a central heating boiler, and it comes with an energy label C. The plot measures 57 square metres, which is typical for a terraced house of this age in the neighbourhood.
Life in Oudwijk
Oudwijk is a residential area where the streets are quiet but the city centre is never far away. Residents of the wider district of Oost give their surroundings an average score of 7.6 out of 10, based on eleven reviews. One resident describes the area as peaceful, with an active community and good relations between neighbours, and mentions the green spaces such as Wilhelminapark and the Oosterspoorbaan. Another resident says it is a very cosy place with lots to do nearby, though they note that buying a house here is difficult because of the costs. A third review is more critical, saying that cleanliness, parking and safety could all be better. The neighbourhood has around 4,990 inhabitants, and a large share of the homes were built before 1945, which gives the streets their character. If you want to know more, [the Oudwijk neighbourhood]( /buurt/oudwijk-utrecht/ ) page has the full picture.
Amenities and transport
The daily essentials are close at hand. An Albert Heijn is on your doorstep, and there are two more supermarkets a couple of streets away, including an Ekoplaza and a PLUS. For primary education, Basisschool de Odyssee is just around the corner, and KBS Stepping Stones is a five-minute walk. The nearest GP, Huisartsenpraktijk De Reiger, is on your doorstep, and the Alphega Apotheek Wilhelmina is just around the corner. Bus line 8 stops at Utrecht, Oudwijkerdwarsstraat, which is on your doorstep, and the nearest train station, Utrecht Maliebaan, is a five-minute walk. The Diakonessenhuis hospital is a ten-minute walk away. All of this is within [the municipality of Utrecht]( /gemeente/utrecht/ ), which is well served by public transport and local facilities.
WOZ value and address data
The WOZ value of the home is €523,000, based on the reference date of 1 January 2025. The asking price of €550,000 is 5% above that value, which is a modest premium. Between 2020 and 2025, the WOZ value rose by 19%, from €441,000 to €523,000, reflecting the general upward trend in the area. As for the address itself, the noise levels from road, rail and air traffic are all below the relevant standards, according to the public data. The foundation risk indication for this address is medium, which is an area-level indication based on the fact that the home was built before 1970 and that a share of the properties in the postcode area have an elevated risk of pile rot. The climate data shows an elevated risk of pluvial flooding and a medium heat stress level, with the flood risk expected to be low by 2050. These are all indications at the area level, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via two channels, both through Bas Makelaars, including a listing on Funda. The agent is the sole source of the property details, so the information comes from one party.
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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 Bolstraat 85, Utrecht
How does the asking price compare to the WOZ value?
The asking price is €550,000, while the WOZ value is €523,000 as of 1 January 2025. That means the asking price is 5% above the WOZ value. The WOZ value is the municipal valuation, not the market value, so the gap is a reference point rather than a verdict. In Oudwijk, the average asking price for homes currently on the market is around €590,000, so this property is below that average.
What is the layout of the house?
The house has four rooms in total, including two bedrooms and one bathroom, spread over two floors. The living area is listed as 84 square metres by the agent, while the BAG registration records 85 square metres. The total volume is 308 cubic metres. There is a rear garden, and the property is in full ownership. The home has double glazing and a central heating boiler.
What is the energy label and what does it mean?
The energy label is C. This label indicates the energy performance of the home as registered, but it does not say anything about the condition of the building itself. With label C, you can expect moderate energy costs, though the actual costs depend on your usage and the efficiency of the heating system. The home has double glazing, which helps with insulation, but the label is a separate fact.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data. The home was built in 1920, which is before 1970, and in the postcode area, 56% of properties were built before that year. According to the Klimaateffectatlas, 4% of properties in this neighbourhood have an elevated risk of pile rot. This is an indication at the area level, not an inspection of this specific home.
What are the noise levels like at this address?
The public data shows noise levels from road traffic at 47 dB Lden, from rail traffic at 34 dB Lden, and from air traffic at 40 dB Lden, all measured in 2022 and 2023. None of these exceed the relevant noise standards. These are area-level indications, so they give a general picture of the sound environment around the address rather than a measurement at the property itself.
What supermarkets are nearby?
There is an Albert Heijn on your doorstep at 169 metres, and another Albert Heijn at 565 metres. An Ekoplaza is also at 565 metres, and a PLUS is at 648 metres. A fifth supermarket, another Albert Heijn, is at 866 metres. With 64 supermarkets within five kilometres, you have plenty of choice for daily groceries.
Which schools are close to this home?
Basisschool de Odyssee is the nearest primary school, at 193 metres, with 340 pupils. KBS Stepping Stones is at 523 metres, and the Utrechtse Schoolvereniging is at 600 metres. For secondary education, St. Bonifatiuscollege is at 534 metres and Utrechts Stedelijk Gymnasium is at 630 metres. All are within a short walk or bike ride.
How is the public transport in this area?
Bus line 8 stops at Utrecht, Oudwijkerdwarsstraat, which is 64 metres away, and also at Utrecht, Burgemeester Reigerstraat at 168 metres and Utrecht, Homeruslaan at 217 metres. The nearest train station is Utrecht Maliebaan, at 290 metres. This gives you direct access to bus and rail connections without needing a car.
What is the neighbourhood like according to residents?
Residents of the district of Oost give their area an average score of 7.6 out of 10, based on eleven reviews. One resident describes it as peaceful, with an active community and good relations, and mentions green spaces like Wilhelminapark. Another says it is very cosy with lots to do nearby, though they note that buying a house here is difficult due to costs. A third review mentions that cleanliness, parking and safety could be better.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this home increased by 19%, from €441,000 to €523,000. The value rose steadily from €441,000 in 2020 to €475,000 in 2021, then to €491,000 in 2022, and €492,000 in 2023. It dipped slightly to €485,000 in 2024 before jumping to €523,000 in 2025. This reflects the general upward trend in the Utrecht housing market.
