Houtwerf 16
Vleuten, Utrecht
AreaA spacious terraced home in Vleuten
Houtwerf 16 sits in Vleuten, a district within the municipality of Utrecht that has grown from a village into a lively residential area. The home itself is a terraced house built in 1988, with an energy label A. With a living area of 186 m² according to the BAG registration, this is a substantial home. The asking price of €925,000 sits 37% above the average asking price of €672,833 for homes in the neighbourhood, which puts it on the high side. For context, [terraced houses in Utrecht] vary widely in price depending on size and location.
The home itself
The listing does not provide details on the layout, number of rooms, or outdoor space. What is known is that the home was built in 1988 and carries an energy label A, which is an efficient label. The living area is 186 m² according to the BAG registration, and the plot measures 184 m². The price per square metre comes to €4,973 based on the BAG floor area.
Life in Vleuten
Vleuten has around 8,700 residents, and the district feels established yet evolving. Residents of the district give it an average score of 7.51, based on twelve 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 notes: "There is a shopping centre, large park and swimming pool very close by. Furthermore, there isn't much conversation among the people living in this neighbourhood." The reviews reflect a place that has changed over the years, with a mix of long-term residents and newcomers. For more context, [the Vleuten neighbourhood] has its own character within the wider municipality.
Amenities and transport
Daily errands are well covered here. The Dirk supermarket is just around the corner, with Albert Heijn a couple of streets away. For primary education, Torenpleinschool is a five-minute walk, and Kindcentrum Haarzicht is similarly close. The GP practice Huisartsenpraktijk Puntenburg and Apotheek Vleuten BV are both just around the corner. Bus line 128 stops at Vleuten, Van Woerdenstraat on your doorstep, and the train station Vleuten is a ten-minute walk. The wider area falls under [the municipality of Utrecht], which offers further amenities.
WOZ and address data
The WOZ value on 1 January 2025 was €1,012,000, and the asking price lies 9% below that value. Between 2020 and 2025 the WOZ value rose by 93%, from €523,000 to €1,012,000. As for address-level risk data, these are area-level indications rather than an inspection of this specific home. The noise load from road traffic is 48 dB Lden, from rail traffic 38 dB Lden, and from air traffic 41 dB Lden, all below the relevant noise standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. Pluvial flooding at heavy rain is indicated as medium, while current flood risk and heat stress are low, with heat stress expected to become medium by 2050.
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 Houtwerf 16, Vleuten
How does the asking price compare to the WOZ value?
The WOZ value on 1 January 2025 was €1,012,000. The asking price of €925,000 lies 9% below that value. The WOZ value is the municipal valuation, not the current market value, so the comparison is a factual reference point rather than a judgement on pricing.
What is the living area of this home?
According to the BAG registration, the living area is 186 m², which is 62% larger than the neighbourhood average of 115 m². The plot measures 184 m². The price per square metre comes to €4,973 based on the BAG floor area.
What energy label does the home have?
The home has energy label A, which is an efficient label. The listing does not provide further details on insulation or heating installations. The energy label is a fact about the home, and the running costs will depend on how the home is used.
What is the foundation risk indication for this address?
The foundation risk indication for this address is low, based on public risk data at address level. The soil is clay, which is sensitive to settlement. This is an area-level indication, not an inspection of this specific home.
What is the flood risk for this property?
The current flood risk is indicated as low, and it remains low for 2050. Pluvial flooding at heavy rain is indicated as medium. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications from public climate data, not an assessment of this specific home.
Which supermarkets are nearby?
The Dirk supermarket is about 525 metres away, and Albert Heijn is about 641 metres away. A Lidl is about 1.7 km away. These distances mean daily groceries are within easy reach on foot or by bike.
Which schools are close to this home?
Torenpleinschool, a primary school, is about 470 metres away. Kindcentrum Haarzicht, another primary school, is about 503 metres away. For secondary education, VOLT! Toekomstmakers is about 719 metres away. Several other schools are within a short distance as well.
How is the public transport connection?
Bus line 128 stops at Vleuten, Van Woerdenstraat, about 187 metres away. The train station Vleuten is about 687 metres away. The nearest GP practice and pharmacy are both about 313 metres away.
What do residents say about the district?
Residents of the district give it an average score of 7.51, based on twelve reviews. One resident mentions the neighbourhood became more lively over the years but notes crime has increased. Another resident describes it as cosy and friendly, with a shopping centre, large park and swimming pool close by.
How does the price per m² compare to the neighbourhood?
The price per square metre is €4,973 based on the BAG floor area. The average asking price per square metre in the neighbourhood is €5,745. The asking price of €925,000 sits 37% above the neighbourhood average asking price of €672,833.
