Croeselaan 128
Dichterswijk, Utrecht
AreaA grand terraced house in Dichterswijk
On Croeselaan 128 in the Dichterswijk neighbourhood of Utrecht, this 1933 terraced house stands as a striking presence. The asking price of €950,000 is sharp compared with the average asking price in the neighbourhood, which sits at €1,574,950. The home is offered at a price that is 40% below that neighbourhood average, and it is also priced below the average for terraced houses in Utrecht.
Inside the home
This home offers 8 rooms, including 7 bedrooms and 1 bathroom, spread over 4 floors. The living area is listed as 166 m² by the agent, while the BAG registration records 181 m². The plot measures 108 m². There is a garden at the rear, accessible from the back, and a roof terrace. The agent notes roof insulation and partial double glazing, and the home is heated by a central heating boiler. The energy label is C.
The Dichterswijk neighbourhood
Dichterswijk is a lively part of Utrecht, with a mix of residents and a strong urban feel. The neighbourhood has a high address density, reflecting its central location. Residents of the district give an average score of 7.36 out of 10, based on 12 reviews. One resident says: "Good and cosy," adding that "contact with fellow residents friendly and attentive." Another resident, however, expresses concerns about the area, saying "Don't dare to go outside in the evenings anymore." The reviews reflect a range of experiences, so it is worth exploring the area yourself. For more on the area, see the Dichterswijk neighbourhood.
Amenities and transport
Daily life here is convenient. The PLUS supermarket is on your doorstep, and the Albert Heijn is just around the corner. For primary education, Openbare Basisschool De Kleine Dichter is a couple of streets away. The nearest GP is Huisartsenpraktijk De Greev, and the pharmacy Apotheek Buijs is a five-minute walk. Bus line 1 stops at Utrecht, Van der Goesstraat, just around the corner, and Utrecht Centraal station is a ten-minute walk. The municipality of Utrecht offers a wide range of amenities and services, as you can see on the municipality of Utrecht page.
WOZ and address data
The WOZ value of the home is €965,000, as of 1 January 2025. The asking price is 2% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 58%, from €610,000 to €965,000. As for the area, the road traffic noise level is 65 dB Lden, which is above the noise standard, while railway and industrial noise are below the standard. The foundation risk indication is medium, and this is an area-level indication, not an inspection of this specific home. Pluvial flooding risk is elevated, as is the current flood risk, though the flood risk for 2050 is low. Heat stress is currently low, but is expected to be medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Morgen Makelaardij.
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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 Croeselaan 128, Utrecht
How does the asking price compare to the WOZ value?
The asking price of €950,000 is 2% below the WOZ value of €965,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The asking price is also 40% below the average asking price in the neighbourhood, which is €1,574,950.
What is the layout of the home?
The home has 8 rooms, including 7 bedrooms and 1 bathroom, spread over 4 floors. The agent lists the living area as 166 m², while the BAG registration records 181 m². There is a garden at the rear, accessible from the back, and a roof terrace. The home is heated by a central heating boiler.
What is the energy label?
The energy label is C. The agent notes that the home has roof insulation and partial double glazing. The energy label is a measure of the energy performance of the home, and a C label means that energy costs are likely to be moderate, though not as low as with a more efficient label.
What is the foundation risk for this home?
The foundation risk indication for the area is medium. This is an area-level indication based on public data, not an inspection of this specific home. The home was built in 1933, and in this postcode area, 93% of properties were built before 1970. According to the Klimaateffectatlas, 4% of properties in this neighbourhood have an elevated risk of pile rot.
What are the flood risks for this area?
The pluvial flooding risk is elevated, meaning that at heavy rain, there is a chance of water on the street. The current flood risk is also elevated, but the flood risk for 2050 is low. Heat stress is currently low, but is expected to be medium by 2050. These are area-level indications, not an assessment of this specific home.
What amenities are nearby?
The PLUS supermarket is on your doorstep, and the Albert Heijn is just around the corner. Openbare Basisschool De Kleine Dichter is a couple of streets away. The nearest GP is Huisartsenpraktijk De Greev, and the pharmacy Apotheek Buijs is a five-minute walk. Utrecht Centraal station is a ten-minute walk.
What public transport options are available?
Bus line 1 stops at Utrecht, Van der Goesstraat, just around the corner. There are also stops at Utrecht, Brederoplein and Utrecht, Balijelaan, with lines 1 and 29. Utrecht Centraal station is 791 metres away, about a ten-minute walk.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value increased by 58%, from €610,000 to €965,000. This reflects the general trend in the area. The WOZ value is set by the municipality and is used for property tax purposes, not as a direct indicator of the current market value.
What is the average price per m² in the neighbourhood?
The average price per m² for homes in the neighbourhood is €21,808, based on current listings. This home is priced at €5,723 per m², based on the agent's listed living area of 166 m². This is significantly lower than the neighbourhood average, reflecting the relatively large living area of this home.
How many homes are currently for sale in the neighbourhood?
There are currently 20 homes for sale in the Dichterswijk neighbourhood. The average asking price is €1,574,950, with a median of €562,500. The average living area of these homes is 90 m², so this home, at 166 m², is 84% larger than the neighbourhood average.
