A modern terraced house by the water
This is a spacious, modern terraced house on Zoete Viburnumstraat 4, in the Rijnvliet neighbourhood of Utrecht. The home was built in 2020 and has an energy label A, which is an efficient label. The asking price is €1,095,000, and the price per square metre is €5,475 based on the agent's floor area. According to the agent, the home is on a quiet road, by the water, in a residential area with a free view. For a sense of supply, there are currently 9 terraced houses in Utrecht listed in the municipality, with an average asking price of €1,077,222.
The home itself
The agent describes a home with 5 rooms, 4 bedrooms and 2 bathrooms spread over 3 floors, with a volume of 769 m³. The living area is listed as 200 m² by the agent, while the BAG registration gives 188 m²; the plot is 222 m² in both sources. There is a garden at the back of 68 m² and a front garden, with the garden facing southeast. The property includes an attached brick garage and is fully owned. According to the agent, the home is fully insulated and heated by district heating.
Life in Rijnvliet
Rijnvliet is a relatively new neighbourhood, with 93% of homes built after 2010, and it has around 2,850 residents. Residents of the district of Leidsche Rijn, which includes Rijnvliet, give their living environment an average score of 7.82, based on ten reviews. One resident says: "Alle voorzieningen dichtbij" and notes that it is a "Leuke gemixte buurt waar mensen oog voor elkaar hebben en het rustig wonen is." Another resident describes it as a "Fijne rustige buurt met veel groen" and mentions that shops, schools and other facilities are close by. A third resident, however, mentions "Erg druk, veel overlast" but also that the city centre is quickly reachable. These reviews reflect the wider district, not just Rijnvliet itself. The neighbourhood has a high share of households with children, at 58%. For more context, you can look at the Rijnvliet neighbourhood.
Amenities and transport
The daily essentials are within easy reach. The nearest primary school, Kindcentrum Rijnvliet, is just around the corner, and there are several other primary schools a short walk or cycle away. For groceries, the nearest Jumbo is a ten-minute walk, with Lidl and Albert Heijn also within a couple of streets away. The GP practice Huisartsenpraktijk De Meent De Meern is a ten-minute walk, and the pharmacy FLeiR Apotheek Parkwijk is also close by. Public transport is very convenient: the bus stop Utrecht, Rijnvliet is on your doorstep, with lines 19 and 29, and another stop, De Meern, Rijnvliet, is also nearby with lines N7, 102 and 307. The nearest train station, Utrecht Leidsche Rijn, is about 2.4 km away. The municipality of Utrecht offers a wide range of facilities and connections, as you can see on the page for the municipality of Utrecht.
WOZ and address data
The WOZ value of the home is €1,120,000, with a reference date of 1 January 2025. The asking price is 2% below this WOZ value. Between 2020 and 2025, the WOZ value rose by 76%, from €637,000 to €1,120,000. As for address-level risk data, these are area-level indications, not an inspection of this specific home. The noise level from road traffic is 58 dB Lden, which is above the noise standard, and industrial noise is 51 dB Lden, also above the standard; railway noise is 31 dB Lden, below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling, and in this area 1% of properties have an elevated risk of pile rot. The climate risk indications include a medium risk of pluvial flooding during heavy rain, an elevated current flood risk, and a medium flood risk by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including Blauwe Eik Makelaardij and Blauwe Eik Makelaardij 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 Zoete viburnumstraat 4, Utrecht
What is the asking price for this home?
The asking price is €1,095,000. The price per square metre is €5,475, based on the agent's floor area of 200 m². In the neighbourhood, the average asking price for homes currently for sale is €1,077,222, and the median is €895,000. The asking price is 2% below the WOZ value of €1,120,000, with a reference date of 1 January 2025.
How many rooms and bedrooms does this home have?
According to the agent, the home has 5 rooms, 4 bedrooms and 2 bathrooms, spread over 3 floors. The living area is listed as 200 m² by the agent, while the BAG registration gives 188 m². The plot is 222 m² in both sources. There is a garden at the back of 68 m² and a front garden, with the garden facing southeast. The property also includes an attached brick garage.
What is the energy label and what does it mean for costs?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The agent also states that the home is fully insulated and heated by district heating. However, the energy label itself does not tell you the exact energy costs, as these depend on usage and energy prices.
What is the WOZ value and how has it developed?
The WOZ value is €1,120,000, with a reference date of 1 January 2025. Between 2020 and 2025, the WOZ value increased by 76%, from €637,000 to €1,120,000. The asking price is 2% below the current WOZ value. The WOZ value is the municipal valuation for tax purposes, not the current market value, but it can give an indication of how the property's value has changed over time.
What are the noise levels around this address?
According to public risk data at address level, the noise level from road traffic is 58 dB Lden, which is above the noise standard. Industrial noise is 51 dB Lden, also above the standard. Railway noise is 31 dB Lden, which is below the standard. These are area-level indications, not measurements taken at the property itself, and they reflect the surrounding environment rather than the home's insulation.
What is the foundation risk for this home?
The foundation risk indication for this address is low. However, the soil type is clay, which is sensitive to settling, and in this area 1% of properties have an elevated risk of pile rot, according to the Klimaateffectatlas. This is an area-level indication, not an inspection of this specific home. It means that the risk is generally low, but the soil conditions are worth being aware of.
What are the flood risks for this area?
The climate risk data for this address indicates a medium risk of pluvial flooding during heavy rain, meaning that waterlogging could occur in the street or garden during intense downpours. The current flood risk from rivers or the sea is elevated, and by 2050 the flood risk is expected to be medium. These are area-level indications based on public data, not an assessment of this specific property.
What public transport options are available nearby?
The bus stop Utrecht, Rijnvliet is on your doorstep, with bus lines 19 and 29. Another stop, De Meern, Rijnvliet, is also very close, with lines N7, 102 and 307. A third stop, Utrecht, Rijnvliet-Oost, is a couple of streets away, with lines 10 and 48. The nearest train station is Utrecht Leidsche Rijn, about 2.4 km away, which offers connections to the wider region.
What schools are near this home?
The nearest primary school is Kindcentrum Rijnvliet, which is just around the corner at about 350 metres. Other primary schools within a short distance include KBS De Achtbaan and De Boomgaard, both about 900 metres away. There are also several other primary schools within a couple of kilometres. For secondary education, the nearest school is about 2.5 km away, according to CBS data.
What do residents say about living in this area?
Residents of the district of Leidsche Rijn, which includes Rijnvliet, give their living environment an average score of 7.82, based on ten reviews. One resident says it is a "Leuke gemixte buurt waar mensen oog voor elkaar hebben en het rustig wonen is" and that all facilities are close by. Another resident mentions it is a "Fijne rustige buurt met veel groen" with shops and schools nearby. However, a third resident reports "Erg druk, veel overlast" but also notes that the city centre is quickly reachable. These reviews reflect the wider district, not just Rijnvliet itself.
