Price drops in and around Utrecht

More homes in and around Utrecht whose asking price was recently cut.

Property report01/08
No surprises after the keys.
01
What are you buying?

The listing read like a buyer’s agent: strengths, question marks, clauses.

02
Is the price realistic?

Our own valuation with a range beside the asking price. And: overbid or not?

03
What is living here like?

Scores for family, quiet, greenery and getting around, per address.

04
What shape is it in?

What the condition means for costs and your bid, your impression weighed in.

05
What is round the corner?

How good the schools are, and shops and transit in actual metres.

06
What could go wrong?

From the foundation to building plans: the risks around the home, lined up.

07
Much competition?

Comparable sales, time on market and your room to negotiate.

08
Buy it or not?

A verdict on the purchase, and what to check and ask before you bid.

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Emmaweg 27, Maarssen-7.4%
€ 449.000€ 485.000
Emmaweg 27
E
116 m²
Maarssentoday
Oudwijkerdwarsstraat 92, Utrecht-8.4%
€ 435.000€ 475.000
Oudwijkerdwarsstraat 92
C
64 m²
Utrechttoday
Muyskenweg 45, Utrecht-10.0%
€ 675.000€ 750.000
Muyskenweg 45
A+
117 m²
Utrechttoday
Drie-kamer appartementen 7, Nieuwegein-2.6%
€ 419.000€ 430.000
Drie-kamer appartementen 7
A+++
70 m²
Nieuwegeintoday
Drie-kamer appartementen 3, Nieuwegein-5.8%
€ 419.000€ 445.000
Drie-kamer appartementen 3
A+++
70 m²
Nieuwegeintoday
Reigerskamp 598, Maarssen-2.6%
€ 375.000€ 385.000
Reigerskamp 598
84 m²
Maarssentoday
Spinozaweg 43, Utrecht-2.2%
€ 439.000€ 449.000
Spinozaweg 43
D
72 m²
Utrechttoday
Soestdijkseweg Zuid 176, Bilthoven-8.8%
€ 2.275.000€ 2.495.000
Soestdijkseweg Zuid 176
D
450 m²
Bilthoventoday50% says: underpriced
Jopie Huismanstraat 153, Utrecht-3.7%
€ 650.000€ 675.000
Jopie Huismanstraat 153
A
134 m²
Utrechttoday
Parkzichtlaan 69, Utrecht-9.1%
€ 450.000€ 495.000
Parkzichtlaan 69
A+++
77 m²
Utrechttoday
Rooseveltlaan 448, Utrecht-2.8%
€ 349.000€ 359.000
Rooseveltlaan 448
B
75 m²
Utrechttoday
Lijsterstraat 115, Utrecht-2.5%
€ 775.000€ 795.000
Lijsterstraat 115
B
105 m²
Utrechtyesterday
Bilderdijkstraat 9 A, Utrecht-8.0%
€ 345.000€ 375.000
Bilderdijkstraat 9 A
D
47 m²
Utrechtyesterday
Cornelis Dirkszstraat 151, Utrecht-3.3%
€ 498.000€ 515.000
Cornelis Dirkszstraat 151
C
91 m²
Utrechtyesterday
Hoola van Nootenstraat 302, Utrecht-5.8%
€ 499.000€ 530.000
Hoola van Nootenstraat 302
A+
57 m²
Utrechtyesterday
Lessinglaan 5 2, Utrecht-2.3%
€ 425.000€ 435.000
Lessinglaan 5 2
B
75 m²
Utrechtyesterday
Amsterdamsestraatweg 491
Photo 2 of Amsterdamsestraatweg 491Photo 3 of Amsterdamsestraatweg 491Photo 4 of Amsterdamsestraatweg 491Photo 5 of Amsterdamsestraatweg 491
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Indicative data, possibly incomplete or incorrect. Not advice, no rights can be derived from it. Always do your own research.

For salePrice reduced -10.0%

Amsterdamsestraatweg 491

Utrecht · 3553ED

Apartment at Amsterdamsestraatweg 491 in Utrecht (Julianapark en omgeving neighbourhood). The home was built in 1926 and has 27 m² of living space, 1 bedroom and energy label B. The nearest railway station is Utrecht Zuilen (457 m). The nearest primary school is KBS Ludger (286 m).

27 m²1 beds1926Label BApartment
Asking price€ 180,000
Was€ 200,000
Realistic price (indication)Only visible with Huisverklikker Pro
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Property report for Amsterdamsestraatweg 491Soil, noise, foundation, building plans and the neighbourhood, plus an independent price indication beside the asking price.Read a sample report firstFreeA complete report on another address, first page to last. So you know what you are buying.
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Price & status history

  1. Relisted
    5 Aug 2026
    € 180,000
    −€ 20,000
  2. Listed for sale
    7 Jul 2026
    € 200,000

Property details

Living area27 m²
Construction year1926
Property typeApartment
Bedrooms1
Bathrooms1
Energy labelB
WOZ value€ 768,000
OwnershipFreehold
Estate agent—

WOZ value over the years

Fetching WOZ history…

Age composition of the neighbourhood

This neighbourhoodNetherlands
Share of residents per age group in the Julianapark en omgeving neighbourhood against the Netherlands, source CBS.

Features

Points to note · Home & energy1
Calculated CO₂ emissionsHigh emissions3,467 kg/m2/yr
Points to note · Demographics2
Residents in 100m grid cellVery densely populated185 persons
Livability Meter: physical environmentUnfavourable physical environment-0.0525 score
Points to note · Neighbourhood & market2
Satisfied with the property (neighbourhood)Bottom 25% (lowest satisfaction)82.4%· NL 90.1%
Satisfied with the residential environment (neighbourhood)Bottom 25% (lowest satisfaction)84.7%· NL 88.1%
Points to note · Environment & risk11
Capacity nearest WWTPVery large treatment plant324,115 i.e.
Noise loadLoud65 dB
Road traffic noise exposure (Lnight)Severely disruptive56 dB
Odour nuisance from road traffic (% seriously affected)High2.9%
Large industrial businesses within 5 kmHeavy industry nearby14
Industrial emitters within 2 kmMuch industry nearby13
PFAS measurement above norm (closest)Above the standardYes
Urban heat island effectStrong heat island2.1 °C
Can find cooling outside the homeFew people find cooling outside32.4%
Able to find cooling in the propertyFew people can cool off indoors29.1%
Foundation riskHigh risklarge
Points to note10
Waste collection charge (municipality, average)Above-average waste collection charge€ 379
Municipal residential costs (municipality)Above-average municipal residential costs€ 1,145
Average WOZ value (municipality)Above national average€ 548,000
Distance nearest E-PRTR facilityNearby (0.5-1 km)973 m
Distance to wind farm in developmentWind farm in development within 3 km (indicative location)818 m
Serious noise nuisance from neighbours (neighbourhood)Above-average nuisance7.8%
Odour nuisance sewerage/water treatment (% seriously bothered)Elevated1.4%
Environmental health risk (MGR)Elevated7.1%
PFAS standard breach within 10 kmLimit exceeded within 10 kmYes
PFOA in soil (nearest measurement point)Elevated2.5 µg/kg
Plus points10
Zoning purpose (main category)Residential designationresidential
Shared plotOwn plotNo
Building statusIn useBuilding in use
Energy labelEconomicalB
Housing market throughput (sales per year)High throughput3.55%
WOZ value year-on-year change (municipality)Rising property values11.8%
Number of hazardous businesses within 1 kmNone in the neighbourhood0
Background concentration SO₂Very low0.671 µg/m³
Distance to waste incineration facilityFar away38.4 km
Distance to biomass plantAt distance (>3 km)23.7 km

Stations

Utrecht Zuilen457 m · Train station
Utrecht Leidsche Rijn1.9 km · Train station
CS Jaarbeursplein2.3 km · Light rail
Graadt van Roggenweg2.3 km · Light rail

Construction plans & permits in the neighbourhood

Tap a category to show or hide it.

3 permits within 500 m · 8 construction plans within 1 km · 35 zoning plan amendments within 5 km. Click the map for each permit’s description.

Schools

Primary schools: doorstroomtoets
KBS Ludger

16th percentile: low · IEP · grade 8: 41 pupils · total 309 pupils

Disadvantage score 13: more disadvantage than 48% of schools

286 m
Basisschool Prinses Margriet

31st percentile: average · ROUTE 8 · grade 8: 17 pupils · total 137 pupils

Disadvantage score 42: more disadvantage than 81% of schools

471 m
De Kleine Vliegenier

82nd percentile: high · LIB · grade 8: 41 pupils · total 523 pupils

No measured educational disadvantage

619 m
Basisschool Jules Verne

33rd percentile: average · ROUTE 8 · grade 8: 17 pupils · total 185 pupils

Disadvantage score 27: more disadvantage than 69% of schools

680 m
OBS Rietendakschool

90th percentile: high · IEP · grade 8: 33 pupils · total 327 pupils

Disadvantage score 17: more disadvantage than 56% of schools

743 m
Openbare Basisschool de Cirkel

63rd percentile: average · IEP · grade 8: 21 pupils · total 192 pupils

Disadvantage score 13: more disadvantage than 48% of schools

809 m
KBS Wijzer aan de Vecht

57th percentile: average · IEP · grade 8: 15 pupils · total 120 pupils

Disadvantage score 32: more disadvantage than 74% of schools

864 m
Al Amana Zuilen

8th percentile: low · LIB · grade 8: 50 pupils · total 354 pupils

Disadvantage score 52: more disadvantage than 86% of schools

891 m
De Boemerang

5th percentile: low · LIB · grade 8: 16 pupils · total 168 pupils

Disadvantage score 78: more disadvantage than 95% of schools

990 m
Asch van Wijckschool

79th percentile: high · LIB · grade 8: 28 pupils · total 201 pupils

No measured educational disadvantage

1.3 km
Secondary schools: exam results
Al Amana College Utrecht

no exam results · MAVO/HAVO/VWO

1.5 km
NUOVO Scholen, opb. vmbo, havo, vwo - Ithaka ISK Vader Rijndreef

no exam results · BRUGJAAR

1.8 km
NUOVO Scholen, opb. vmbo, havo, vwo - Academie Tien

21st percentile: low · 86% passed · CE avg 6.3 · VBO/MAVO/HAVO/VWO · 159 exam candidates

1.8 km
Yuverta

39th percentile: average · 92% passed · CE avg 6.4 · VBO/MAVO · 96 exam candidates

2.0 km
NUOVO Scholen, openbare scholengemeenschap voor praktijkonderwijs, vmbo en mavo

11th percentile: low · 87% passed · CE avg 6.1 · VBO/MAVO/PRO · 142 exam candidates

2.0 km
NUOVO Scholen, opb. vmbo, havo, vwo - Utrechtse School

no exam results · BRUGJAAR

2.2 km
Globe College, brede school voor vmbo, basis, kader en theoretische leerweg, Van Lieflandlaan 117

no exam results · BRUGJAAR

2.2 km
Christelijk Gymnasium Utrecht

98th percentile: high · 97% passed · CE avg 7.0 · VWO · 144 exam candidates

2.2 km
NUOVO Scholen, opb. vmbo, havo, vwo - Ithaka ISK Stroyenborchdreef

no exam results · BRUGJAAR

2.3 km
NUOVO Scholen, opb. vmbo, havo, vwo

23rd percentile: low · 87% passed · CE avg 6.3 · VBO/MAVO/HAVO/VWO · 258 exam candidates

2.5 km

Source: DUO Open Education Data · raw figures, not adjusted for the pupil population.

Neighbourhood news

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