Kladdewortel 12
Veldhuizen, Utrecht
AreaA bright start in Veldhuizen
This terraced house on Kladdewortel 12 sits in Veldhuizen, a residential area in De Meern within the municipality of Utrecht. Built in 2001, the home is offered for €475,000, which is 28% below the average asking price of €657,048 for homes in the neighbourhood. The asking price also sits 11% below the WOZ value, and at €5,588 per m² it is in line with the local market. For comparison, terraced houses in Utrecht are listed across a wide price range.
The home itself
Inside, the layout spans two floors with four rooms, three bedrooms and one bathroom. The living area is 85 m² according to the agent, while the BAG registration records 84 m², and the plot measures 166 m². The property has both a front and back garden, and comes with full ownership. According to the agent, the home is fully insulated with roof, wall and floor insulation plus double glazing, and is heated by a central heating boiler. The energy label is A, an efficient label.
Life in Veldhuizen
Residents of the district give their area an average score of 7.51, based on twelve reviews. One resident describes it as a quiet new-build neighbourhood, noting that a shopping centre, large park and swimming pool are very close by. Another says the neighbourhood remains cosy and friendly despite residents changing quite quickly due to the many rental homes. The area is home to roughly 9,210 people, with 53% of households having children. The Veldhuizen neighbourhood has a strong family character, with 85% of the housing stock made up of single-family homes.
Amenities and transport
Daily errands are well covered around here. The nearest primary school, Pantarijn, is just around the corner, and the GP practice Julius Gezondheidscentra at Veldhuizen is a couple of streets away, with the FLeiR Apotheek pharmacy right next to it. For groceries, the PLUS supermarket is a five-minute walk, and there are 17 supermarkets within five kilometres. Bus stops at Europaweg and Veldhuizen are a short walk, served by lines 28, 29, N1, N2 and 102, and Vleuten train station is about 2.6 km away. The municipality of Utrecht offers further amenities within easy reach.
WOZ value and address data
The WOZ value is €532,000, with a reference date of 1 January 2025, and the asking price is 11% below this value. Over the past five years, the WOZ value has developed in line with the local market. At address level, the noise load from road traffic is 48 dB Lden and from rail traffic 27 dB Lden, both below the noise standard. The foundation risk indication is low, though the clay soil is noted as sensitive to settling, and these are area-level indications rather than an inspection of this specific home. Pluvial flooding at heavy rain is indicated as medium, with the current flood risk elevated and the 2050 outlook medium.
Source and agent
At the time of writing, the home is offered via multiple channels, including De Keizer makelaars Vleuten on Funda. The listing is available through two sources in total.
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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 Kladdewortel 12, De Meern
How does the asking price compare to the WOZ value?
The asking price of €475,000 is 11% below the WOZ value of €532,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation and does not necessarily reflect the current market value. The price per square metre is €5,588 based on the agent's stated living area of 85 m².
What is the layout of this terraced house?
The home spans two floors and contains four rooms in total, including three bedrooms and one bathroom. The living area is 85 m² according to the agent, while the BAG registration records 84 m². The plot measures 166 m². There is both a front and back garden, and the property is offered with full ownership.
What energy label does the home have and what does that mean?
The home has energy label A, which is an efficient label. According to the agent, the property is fully insulated with roof, wall and floor insulation as well as double glazing, and it is heated by a central heating boiler. The home was built in 2001.
What do residents say about the area?
Residents of the district give their area an average score of 7.51 based on twelve reviews. One resident describes it as a quiet new-build neighbourhood with a shopping centre, large park and swimming pool close by. Another notes the neighbourhood remains cosy and friendly even though residents change quite quickly due to the many rental homes.
What are the noise levels like at this address?
The noise load from road traffic is 48 dB Lden and from rail traffic 27 dB Lden, both below the noise standard according to the 2022 and 2023 reference years. These are area-level indications from public risk data, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication is low, though the soil is clay, which is noted as sensitive to settling. This is an area-level indication based on public data from sources such as the Atlas Leefomgeving and KCAF, and does not constitute an inspection of this specific property.
What flood risk applies to this address?
The pluvial flooding risk at heavy rain is indicated as medium. The current flood risk is elevated, while the 2050 outlook is medium. These are area-level indications from the Klimaateffectatlas and do not reflect an assessment of this particular home.
Which supermarkets are closest to this home?
The nearest supermarket is PLUS at 564 metres, which is about a five-minute walk. Jumbo and Albert Heijn are both at 1,450 metres, with another Albert Heijn at 1,523 metres and a Lidl at 1,645 metres. In total, there are 17 supermarkets within five kilometres of the home.
What schools are near Kladdewortel 12?
The nearest primary school is Pantarijn at 277 metres, followed by Shri Krishna School at 290 metres, Het Veldhuis at 389 metres and De Krullevaar at 393 metres. There are 48 schools within five kilometres, including secondary education options at a distance of 2.3 km.
How is the public transport in this area?
The nearest bus stop is De Meern, Europaweg at 479 metres, served by lines 28, 29, N1, N2 and 102. The Veldhuizen stop is at 568 metres with the same lines. Vleuten train station is 2,633 metres away. The nearest GP and pharmacy are both within a couple of streets.
How does the price per m² compare to the neighbourhood average?
The asking price of €475,000 works out to €5,588 per m² based on the agent's stated living area of 85 m². The average asking price per m² in the neighbourhood is €5,314. The home's living area is 31% smaller than the neighbourhood average of 123 m².
What is the average asking price in Veldhuizen?
The average asking price for homes currently for sale in Veldhuizen is €657,048, with a median of €620,000. Prices range from €440,000 to €1,775,000. This home's asking price of €475,000 is 28% below the neighbourhood average.
