A pre-war terraced house in Utrecht's 2e Daalsebuurt
This 1913 terraced house on Esdoornstraat sits in the 2e Daalsebuurt en omgeving, a pre-war neighbourhood in Utrecht's Noordwest district. With its classic brick facade and three storeys, it is a typical example of the area's early 20th-century housing stock. The asking price is €650,000. For context, the average asking price in the neighbourhood is €498,189, and the average asking price per m² is €6,218, while this home asks €5,556 per m². If you are looking at terraced houses in Utrecht, this one stands out for its size.
Inside the home
According to the agent, the house has five rooms, four bedrooms and one bathroom spread over three floors, with a volume of 408 m³. The living area is 117 m², which matches the BAG registration, and the plot is 81 m². There is a rear garden of 19 m² facing south, and the property is in full ownership. The agent notes that the home has roof insulation, double glazing and floor insulation, and is heated by a combi boiler. The energy label is E, which means you can expect higher energy costs than with more efficient labels. The house is set on a quiet road in a residential area.
Life in the 2e Daalsebuurt
Residents of the wider district, which includes Zuilen, give their area an average score of 7.32 out of 10, based on 15 reviews. One resident who has lived in Zuilen for 26 years calls it "one of the best neighbourhoods in Utrecht", praising the nearby shops, schools, buses and train station, as well as the Julianapark just around the corner. Another resident notes the neighbourhood is "getting greener and more beautiful", with good social control and a safe feel, though they mention litter and the bustle from tourists and students. The district has a mix of ages, with 51% of residents between 25 and 45, and 60% of households are single-person. This is an old neighbourhood, so most homes date from before 1945, and the resident notes that little can be built or created in terms of living space. For more on the area, see the 2e Daalsebuurt en omgeving neighbourhood.
Amenities and transport
Daily errands are easy from here. The PLUS supermarket is on your doorstep, and an Albert Heijn is a five-minute walk away. For primary education, P.c. basisschool de Boemerang is just around the corner, and Basisschool Jules Verne is a five-minute walk. The nearest GP and pharmacy are both at Gezondheidscentrum Ondiep, a couple of streets away. For public transport, bus stop Utrecht, Plantage is on your doorstep with line 3, and Utrecht, Nijenoord is a five-minute walk with lines 6, 7 and 27. Utrecht Zuilen train station is a ten-minute walk away. The municipality of Utrecht offers all this and more, as you can see on the municipality of Utrecht.
WOZ value and address data
The WOZ value for this home is €656,000 as of 1 January 2025, and the asking price is 1% below that value. Between 2020 and 2025, the WOZ value rose by 45%, from €451,000 to €656,000. As for address-level risks, these are area-level indications, not an inspection of this specific home. The road traffic noise level is 64 dB Lden, which is above the noise standard, while railway and aircraft noise are below their standards. The foundation risk indication is medium, partly because the home was built before 1970, and 2% of properties in this postcode area have an elevated risk of pile rot. Pluvial flooding risk is medium, current flood risk is elevated, and heat stress is medium now and in 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Ludenhoff makelaars & taxateurs o.g. Amstelveen and their Utrecht office, as well as on Funda.
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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 Esdoornstraat 52, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €650,000 is 1% below the WOZ value of €656,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has risen by 45%, from €451,000 in 2020 to €656,000 in 2025. This comparison is factual and does not imply that the home is underpriced or overpriced.
What is the layout of this terraced house?
According to the agent, the house has five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is 117 m², which matches the BAG registration, and the plot is 81 m². There is a rear garden of 19 m² facing south. The property is in full ownership, so there is no leasehold.
What is the energy label and what does it mean?
The energy label is E. This is not the most efficient label, so you can expect higher energy costs compared with homes with better labels. The agent states that the home has roof insulation, double glazing and floor insulation, and is heated by a combi boiler. These features are mentioned separately from the label, and the label itself does not indicate the condition of the construction.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data from KCAF and the Klimaateffectatlas. This is an indication for the area, not an inspection of this specific home. The home was built in 1913, before 1970, and 2% of properties in this postcode area have an elevated risk of pile rot. No conclusion about this particular house should be drawn from these figures.
What are the noise levels around this home?
Area-level data shows that road traffic noise is 64 dB Lden, which is above the Dutch noise standard. Railway noise is 42 dB Lden and aircraft noise is 41 dB Lden, both below their respective standards. These are indications for the address area, not measurements taken at the property itself. The home is set on a quiet road, according to the agent.
Which supermarkets are nearby?
The PLUS supermarket is 144 metres away, so it is on your doorstep. An Albert Heijn is 595 metres away, which is about a five-minute walk. There are also an Albert Heijn, an Aldi and an Ekoplaza at 720 metres, all within a ten-minute walk. This gives you several options for daily groceries.
What schools are close to this home?
P.c. basisschool de Boemerang is 241 metres away, just around the corner, and Basisschool Jules Verne is 444 metres away, a five-minute walk. For secondary education, Al Amana College Utrecht is 651 metres away. There are also other primary schools within a short walk, such as OBS Rietendakschool at 682 metres and KBS De Pijlstaart at 767 metres.
How is the public transport in this area?
Bus stop Utrecht, Plantage is 173 metres away, on your doorstep, with line 3. Utrecht, Nijenoord is 392 metres away, a five-minute walk, with lines 6, 7 and 27. Utrecht Zuilen train station is 823 metres away, about a ten-minute walk. This gives you several options for getting around Utrecht and beyond.
What do residents say about living in this district?
Residents of the wider district, which includes Zuilen, give their area an average score of 7.32 out of 10, based on 15 reviews. One resident who has lived there for 26 years calls it one of the best neighbourhoods in Utrecht, with shops, schools, buses and a train station nearby, plus the Julianapark. Another resident notes it is getting greener, with good social control and a safe feel, though they mention litter and the bustle from tourists and students.
How does this home's size compare with the neighbourhood average?
The living area of this home is 117 m², which is 41% larger than the neighbourhood average of 83 m² for homes currently for sale. The asking price per m² is €5,556, based on the agent's listing, while the neighbourhood average asking price per m² is €6,218. This means you get more space per euro compared with the average.
