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
H. Diemerstraat 31
Photo 2 of H. Diemerstraat 31Photo 3 of H. Diemerstraat 31Photo 4 of H. Diemerstraat 31Photo 5 of H. Diemerstraat 31
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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 -4.0%

H. Diemerstraat 31

Utrecht · 3555GR

Terraced house at H. Diemerstraat 31 in Utrecht (Zuilen-Noord neighbourhood). The home was built in 1951 and has 79 m² of living space, a 93 m² plot, 3 bedrooms and energy label C. The nearest railway station is Utrecht Zuilen (2 km). The nearest primary school is Openbare Basisschool de Cirkel (990 m).

79 m²93 m² plot3 beds1951Label CTerraced house
Asking price€ 474,500
Was€ 494,500
Realistic price (indication)Only visible with Huisverklikker Pro
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Property report for H. Diemerstraat 31Soil, 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
    7 days ago
    € 474,500
    −€ 20,000
  2. Listed for sale
    30 May 2026
    € 494,500

Property details

Living area79 m²
Plot93 m²
Construction year1951
Property typeTerraced house
Bedrooms3
Bathrooms1
Energy labelC
WOZ value€ 518,000
OwnershipProperty encumbered with leasehold
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 Zuilen-Noord neighbourhood against the Netherlands, source CBS.

Features

Points to note · Home & energy1
Share of renewable energyLow share renewable0%
Points to note · Demographics2
Residents in 100m grid cellVery densely populated130 persons
Liveability scoreclearly below average-0.1343 score
Points to note · Neighbourhood & market5
Distance to interchange stationFar away5.2 km
General practitioner surgeries within 1 km (average)No GP surgery within 1 km0.2
Children per primary school place (proxy)Many children per place4.25 ratio
Satisfied with the property (neighbourhood)Bottom 25% (lowest satisfaction)85.6%· NL 90.1%
Satisfied with the residential environment (neighbourhood)Bottom 25% (lowest satisfaction)85.2%· NL 88.1%
Points to note · Environment & risk7
Odour nuisance from road traffic (% seriously affected)High2.9%
Large industrial businesses within 5 kmHeavy industry nearby14
Industrial emitters within 2 kmMuch industry nearby11
Can find cooling outside the homeFew people find cooling outside43.8%
Able to find cooling in the propertyFew people can cool off indoors44.2%
Foundation riskHigh risklarge
Flood risk classHigh flood 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)713 m
Distance to wind farm in developmentWind farm in development within 3 km (indicative location)221 m
Distance to tram/metro lineFar away3.7 km
Serious noise nuisance from neighbours (neighbourhood)Above-average nuisance6.1%
Odour nuisance sewerage/water treatment (% seriously bothered)Elevated1.4%
Air Quality Index (AQI)Insufficient air qualityInsufficient
PFAS standard breach within 10 kmLimit exceeded within 10 kmYes
Plus points10
Zoning purpose (main category)Residential designationresidential
Shared plotOwn plotNo
Building statusIn useBuilding in use
Usable roof area for solar panelsAmple roof space55 m²
Avg. natural gas consumptionEconomical720 m³· NL 800%
Solar potential roofStrong potential3,830 kWh/yr
Solar output per kWpExcellent yield990 kWh/kWp/yr
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

Stations

Utrecht Zuilen2.0 km · Train station
Utrecht Leidsche Rijn2.3 km · Train station
Utrecht Terwijde2.9 km · Train station
Maarssen3.4 km · Train station

Construction plans & permits in the neighbourhood

Tap a category to show or hide it.

1 permit within 500 m · 5 construction plans within 1 km · 26 zoning plan amendments within 5 km. Click the map for each permit’s description.

Schools

Primary schools: doorstroomtoets
Openbare Basisschool de Cirkel

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

Disadvantage score 13: more disadvantage than 48% of schools

990 m
KBS Ludger

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

Disadvantage score 13: more disadvantage than 48% of schools

1.4 km
Basisschool Prinses Margriet

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

Disadvantage score 42: more disadvantage than 81% of schools

1.5 km
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

1.6 km
KBS Marcus

7th percentile: low · IEP · grade 8: 53 pupils · total 358 pupils

Disadvantage score 103: more disadvantage than 98% of schools

1.9 km
Openbare Basisschool Overvecht

21st percentile: low · IEP · grade 8: 66 pupils · total 622 pupils

Disadvantage score 154: more disadvantage than 100% of schools

2.1 km
Al Amana Zuilen

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

Disadvantage score 52: more disadvantage than 86% of schools

2.1 km
KBS Johannes

59th percentile: average · IEP · grade 8: 23 pupils · total 159 pupils

Disadvantage score 44: more disadvantage than 81% of schools

2.1 km
OBS Rietendakschool

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

Disadvantage score 17: more disadvantage than 56% of schools

2.2 km
Protestants Christelijke Basisschool De Schakel

26th percentile: average · LIB · grade 8: 35 pupils · total 236 pupils

Disadvantage score 62: more disadvantage than 90% of schools

2.2 km
Secondary schools: exam results
Yuverta

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

349 m
NUOVO Scholen, opb. vmbo, havo, vwo - Academie Tien

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

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

no exam results · BRUGJAAR

2.9 km
Al Amana College Utrecht

no exam results · MAVO/HAVO/VWO

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

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

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

no exam results · BRUGJAAR

3.1 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

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

no exam results · BRUGJAAR

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

no exam results · BRUGJAAR

3.4 km
Christelijk Gymnasium Utrecht

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

3.8 km

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

Neighbourhood news

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