paulus van vianenstraat 5
Nijenoord Hoogstraat en omgeving, Utrecht
AreaA classic terraced house in Utrecht
This 1920 terraced house sits in the Nijenoord, Hoogstraat en omgeving neighbourhood, a lively part of Utrecht where the streets have a distinctly urban rhythm. With an asking price of €649,500, the home is priced on the high side compared with the average asking price in the neighbourhood, which stands at €474,071. The price per square metre of €5,905 reflects the premium attached to this part of the city. For context, terraced houses in Utrecht vary widely in price, and this example sits at the upper end of what is currently on offer.
Inside the home
According to the agent, the home has four rooms, including four bedrooms and one bathroom, spread over two floors. The living area is 110 m², matching the BAG registration, and the plot measures 71 m². The property is a single-family home with a rear garden facing northeast, and it is sold as full ownership. The agent notes that the home has roof insulation, double glazing and wall insulation, and it is heated by a central heating boiler. The energy label is A, which is an efficient label, so heating costs should be relatively manageable.
The neighbourhood
Residents of the wider district give it an average score of 7.32, based on 15 reviews. One resident, who has lived in Zuilen for 26 years, calls it one of the best neighbourhoods in Utrecht, with shops, schools, buses and the train station all nearby, and the Julianapark just around the corner. Another resident mentions that the area is getting greener and more beautiful, with friendly neighbours and good social control, though they note the municipality could pay more attention to litter. The neighbourhood has around 2,185 residents, and it is a very strongly urban area with a high address density. The Nijenoord, Hoogstraat en omgeving neighbourhood is an older part of the city, and the reviews reflect a mix of appreciation and small frustrations.
Amenities and transport
Daily errands are well covered here. The nearest GP, Huisartsenpraktijk Gezondheidscentrum Ondiep, and the pharmacy, Apotheek Ondiep, are both just around the corner. For groceries, the PLUS is a couple of streets away, with Jumbo and Albert Heijn within a ten-minute walk. There are several schools nearby, including P.c. basisschool de Boemerang and OBS Rietendakschool for primary education, and Al Amana College Utrecht for secondary education. Public transport is convenient, with the bus stop Utrecht, Anton Geesinkstraat on your doorstep serving line 6, and Utrecht, Nijenoord a couple of streets away with lines 6, 7 and 27. The nearest train station, Utrecht Zuilen, is a ten-minute walk. The municipality of Utrecht offers all the amenities you would expect from a major city.
WOZ and address data
The WOZ value of the home is €440,000, with a reference date of 1 January 2025. The asking price is 48% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 57%, from €281,000 to €440,000. As for the address, the noise level from road traffic is 49 dB Lden, which is above the noise standard, while railway and air traffic noise are below their respective standards. The foundation risk indication is medium, and the pluvial flooding risk at heavy rain is medium, with flood risk currently low. These are area-level indications based on public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Domvast Makelaars and other platforms. The listing has been active since 9 September 2026.
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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 paulus van vianenstraat 5, Utrecht
How does the asking price compare with the WOZ value?
The asking price of €649,500 is 48% above the WOZ value of €440,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025, the WOZ value increased by 57%, from €281,000 to €440,000, reflecting the broader price development in this part of Utrecht.
What is the layout of the home?
According to the agent, the home has four rooms, including four bedrooms and one bathroom, spread over two floors. The living area is 110 m², which matches the BAG registration, and the plot measures 71 m². It is a single-family terraced house with a rear garden facing northeast, and it is sold as full ownership.
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 the home is relatively energy-efficient, so you can expect lower energy costs compared with less efficient labels. The agent also notes that the home has roof insulation, double glazing and wall insulation, which supports the efficient label.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data from the KCAF and Klimaateffectatlas. The home was built in 1920, before 1970, and in this postcode area 89% of properties were built before 1970. In the neighbourhood, 2% of properties have an elevated pile rot risk. This is an area-level indication, not an inspection of this specific home.
What are the noise levels around this address?
The noise level from road traffic at this address is 49 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 46 dB Lden, which is not above the standard, and air traffic noise is 41 dB Lden, also not above the standard. These are area-level indications from public data, not measurements at the property itself.
What amenities are nearby?
The nearest GP, Huisartsenpraktijk Gezondheidscentrum Ondiep, and the pharmacy, Apotheek Ondiep, are both just around the corner. For groceries, the PLUS is a couple of streets away, with Jumbo and Albert Heijn within a ten-minute walk. There are several schools nearby, including P.c. basisschool de Boemerang and OBS Rietendakschool for primary education, and Al Amana College Utrecht for secondary education.
How is the public transport in this area?
The bus stop Utrecht, Anton Geesinkstraat is on your doorstep, serving line 6. Utrecht, Nijenoord is a couple of streets away with lines 6, 7 and 27, and Utrecht, Loevenhoutsedijk is a five-minute walk with line 6. The nearest train station, Utrecht Zuilen, is a ten-minute walk away.
What do residents say about the district?
Residents of the wider district give it an average score of 7.32, based on 15 reviews. One resident who has lived in Zuilen for 26 years calls it one of the best neighbourhoods in Utrecht, with shops, schools, buses and the train station all nearby. Another resident mentions the area is getting greener and more beautiful, with friendly neighbours and good social control, though they note the municipality could pay more attention to litter.
How does the price per square metre compare with the neighbourhood?
The asking price per square metre is €5,905, based on the agent listing. The average asking price per square metre in the neighbourhood is €6,606, so this home is priced below the neighbourhood average per square metre. The living area of 110 m² is 47% larger than the neighbourhood average of 75 m².
What is the flood risk for this address?
The pluvial flooding risk at heavy rain is medium, meaning there is a moderate chance of water accumulation during intense rainfall. The flood risk from surrounding waters is currently low, and it is expected to remain low by 2050. Heat stress is currently low, but is expected to become medium by 2050. These are area-level indications from the Klimaateffectatlas.
