Malberg 9
Veldhuizen, Utrecht
AreaA quiet spot by the water
This terraced house on Malberg 9 sits in Veldhuizen, a residential area in De Meern within the municipality of Utrecht. The setting is described as a quiet road, by the water and in a residential neighbourhood. Built in 1999, the home has an energy label A. With an asking price of €500,000, that is 24% below the average asking price of €657,048 for homes in this neighbourhood, which puts it on the sharp side of the market. For context, [terraced houses in Utrecht] give a sense of what similar homes go for across the municipality.
The home itself
According to the agent, this is a two-storey house with four rooms, three bedrooms and one bathroom. The living area is listed at 93 m² by the agent, while the BAG registration records 91 m². The plot measures 108 m² in both sources. The home has a rear garden of 25 m² facing south, a front garden and a storage space of 4 m². There is a parking space. The property is fully owned. The agent notes the insulation includes double glazing (HR+ or HR++), roof insulation, wall insulation and floor insulation, described as fully insulated. Heating comes from a combination boiler.
Life in Veldhuizen
Veldhuizen is a neighbourhood that has grown livelier over the years, according to residents. 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 adds: "My experience of the neighbourhood is quite positive. Because of the many rental houses that have been built, the neighbours and residents change quite quickly, but the neighbourhood always remains quite cosy and friendly." These views come from residents across the district of Vleuten-De Meern, where the average score is 7.51 based on twelve reviews. The neighbourhood has around 9,210 inhabitants, and most homes were built between 1990 and 2010. [The Veldhuizen neighbourhood] offers a fuller picture of what it is like to live here.
Amenities and transport
Daily errands are well covered. The PLUS supermarket is just around the corner, with Albert Heijn and Lidl a ten-minute walk away. For primary education, De Krullevaar and Het Veldhuis are both a couple of streets away. The nearest GP is Julius Gezondheidscentra, locatie Veldhuizen, Huisartsen, and the FLeiR Apotheek Veldhuizen is right next to it. Public transport is handy: the bus stop De Meern, Veldhuizen is just around the corner with lines 28, 29, N1, N2 and 102. The nearest train station is Vleuten, about a ten-minute walk. [The municipality of Utrecht] covers the wider area.
WOZ and address data
The WOZ value for this home is €520,000 as of 1 January 2025. The asking price sits 4% below that value. Between 2020 and 2025, the WOZ value rose by 81%, from €287,000 to €520,000. As for address-level risk data, these are area-level indications rather than an inspection of this specific home. Road traffic noise is measured at 52 dB Lden, above the noise standard, while railway and aircraft noise stay below their standards. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. Pluvial flooding at heavy rain is low, while the current flood risk is elevated and the 2050 outlook is medium. Heat stress is currently low, moving to medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including 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 Malberg 9, De Meern
How does the asking price compare to the WOZ value?
The asking price of €500,000 is 4% below the WOZ value of €520,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Between 2020 and 2025, the WOZ value rose by 81%, from €287,000 to €520,000. This comparison is a factual observation, not a judgement on whether the price is fair.
What is the layout of this terraced house?
According to the agent, this is a two-storey house with four rooms, three bedrooms and one bathroom. The living area is listed at 93 m² by the agent, while the BAG registration records 91 m². The plot measures 108 m². There is a rear garden of 25 m² facing south, a front garden and a storage space of 4 m². A parking space is available.
What is the energy label and what does it mean for costs?
The home has an energy label A, which is an efficient label. This means you can expect relatively lower energy costs compared to less efficient labels. The agent also notes the home is fully insulated, with double glazing (HR+ or HR++), roof insulation, wall insulation and floor insulation. Heating comes from a combination boiler. No specific cost figures are provided in the listing.
What are the noise levels around this address?
Address-level risk data indicates road traffic noise at 52 dB Lden, which is above the noise standard. Railway noise is measured at 30 dB Lden and aircraft noise at 41 dB Lden, both below their respective standards. These are area-level indications from public data sources, not an inspection of this specific home. The data is based on 2022 and 2023 reference years.
What is the foundation risk for this property?
The foundation risk indication for this address is low. The soil type is clay, which is noted as sensitive to settlement. This is an area-level indication based on public data, not an inspection of this specific home. No further details about the foundation condition are provided in the listing.
What supermarkets are nearby?
The PLUS supermarket is just around the corner at about 239 metres. Albert Heijn is about 1.1 km away and Lidl about 1.2 km, both roughly a ten-minute walk. There are 17 supermarkets within 5 km of the home, so daily grocery shopping is well covered.
Which schools are close to this home?
De Krullevaar primary school is about 417 metres away, and Het Veldhuis is about 485 metres. Both are within a short walk. There are 44 schools within 5 km, including several primary schools and one special primary school. For secondary education, the nearest option is about 2.3 km away.
How is public transport in this area?
The bus stop De Meern, Veldhuizen is about 241 metres away, with lines 28, 29, N1, N2 and 102. Another stop, De Meern, Wiericke, is about 316 metres with lines 29, N2 and 102. The nearest train station is Vleuten, about 2.2 km away. No travel times or destinations are specified in the listing.
What do residents say about the district?
Residents across the district of Vleuten-De Meern give an average score of 7.51, based on twelve reviews. One resident says the neighbourhood became more lively over the years, though crime increased. Another describes it as cosy and friendly, with neighbours changing quite quickly due to rental housing. A third mentions a shopping centre, large park and swimming pool nearby.
What is the flood risk for this address?
The current flood risk is indicated as elevated, while the 2050 outlook is medium. Pluvial flooding at heavy rain is low. Heat stress is currently low, moving to medium by 2050. These are area-level indications from the Klimaateffectatlas, not an inspection of this specific home. No further details are provided.
