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
Hoola van Nootenstraat 388
Photo 2 of Hoola van Nootenstraat 388Photo 3 of Hoola van Nootenstraat 388Photo 4 of Hoola van Nootenstraat 388Photo 5 of Hoola van Nootenstraat 388
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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 -5.8%

Hoola van Nootenstraat 388

Utrecht · 3521HB

Apartment at Hoola van Nootenstraat 388 in Utrecht (Hoog-Catharijne NS en Jaarbeurs neighbourhood). The home was built in 2025 and has 113 m² of living space, 2 bedrooms and energy label A+. The nearest railway station is CS Jaarbeursplein (267 m). The nearest primary school is Kindercampus Molenpark (574 m).

113 m²2 beds2025Label A+Apartment
Asking price€ 895,000
Was€ 950,000
Realistic price (indication)Only visible with Huisverklikker Pro
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Property report for Hoola van Nootenstraat 388Soil, 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
    18 Aug 2026
    € 895,000
    −€ 55,000
  2. Relisted
    10 Jun 2026
    € 950,000
    −€ 45,000
  3. Listed for sale
    3 Jun 2026
    € 995,000

Property details

Living area113 m²
Construction year2025
Property typeApartment
Bedrooms2
Bathrooms1
Energy labelA+
WOZ value€ 927,000
OwnershipMunicipal property 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 Hoog-Catharijne NS en Jaarbeurs neighbourhood against the Netherlands, source CBS.

Features

Points to note · Demographics1
Liveability Meter: nuisance and safetyMuch more nuisance/unsafety than average-0.1025 score
Points to note · Neighbourhood & market6
Distance to business districtAdjacent to business park0 m
Hospitality within 25 mHospitality within 25 m2
General practitioner surgeries within 1 km (average)No GP surgery within 1 km0.5
Crimes per 1,000 residentsHigh crime1,560.5 per 1,000 residents· NL 45%
Satisfied with the property (neighbourhood)Bottom 25% (lowest satisfaction)85.9%· NL 90.1%
Satisfied with the residential environment (neighbourhood)Bottom 25% (lowest satisfaction)75.5%· NL 88.1%
Points to note · Environment & risk9
Serious noise nuisance from trains (neighbourhood)Strong rail nuisance4.3%
Odour nuisance from road traffic (% seriously affected)High2.9%
Large industrial businesses within 5 kmHeavy industry nearby15
Industrial emitters within 2 kmMuch industry nearby8
Urban heat island effectStrong heat island2.2 °C
Can find cooling outside the homeFew people find cooling outside25.6%
Able to find cooling in the propertyFew people can cool off indoors40.8%
Masts within 300 mMany transmission masts nearby10
Foundation riskHigh risklarge
Points to note10
Shared plotShared plotYes
Share of renewable energymoderate share sustainable38%
Share of homes with solar powerFew solar panels5%· NL 36%
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)663 m
Distance to railway lineClose to railway294 m
Serious noise nuisance from neighbours (neighbourhood)Above-average nuisance6.1%
Odour nuisance sewerage/water treatment (% seriously bothered)Elevated1.4%
Plus points10
Building statusIn useBuilding in use
Plot area (cadastral plot)Very generous plot3,301 m²
Calculated CO₂ emissionsLow emissions19 kg/m2/yr
Energy index (primary fossil)Efficient (label A/B)82 kWh/m²/yr
Energy labelEconomicalA+
Avg. natural gas consumptionEconomical80 m³· NL 800%
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 low0.633 µg/m³

Stations

CS Jaarbeursplein267 m · Light rail
Graadt van Roggenweg360 m · Light rail
Utrecht Centraal368 m · Train station
CS Centrumzijde472 m · Light rail

Construction plans & permits in the neighbourhood

Tap a category to show or hide it.

2 permits within 500 m · 7 construction plans within 1 km · 37 zoning plan amendments within 5 km. Click the map for each permit’s description.

Schools

Primary schools: doorstroomtoets
Kindercampus Molenpark

67th percentile: average · LIB · grade 8: 26 pupils · total 152 pupils

Disadvantage score 13: more disadvantage than 49% of schools

574 m
Openbare Basisschool De Kleine Dichter

30th percentile: average · IEP · grade 8: 18 pupils · total 341 pupils

Disadvantage score 36: more disadvantage than 76% of schools

911 m
KBS De Catharijnepoort

78th percentile: high · LIB · grade 8: 18 pupils · total 157 pupils

Disadvantage score 10: more disadvantage than 44% of schools

944 m
KBS De Pijlstaart

66th percentile: average · LIB · grade 8: 24 pupils · total 191 pupils

No measured educational disadvantage

992 m
Christelijke Basisschool De Brug

85th percentile: high · LIB · grade 8: 38 pupils · total 285 pupils

No measured educational disadvantage

1.1 km
Basisschool Anne Frank

30th percentile: average · LIB · grade 8: 13 pupils · total 186 pupils

Disadvantage score 34: more disadvantage than 75% of schools

1.2 km
Johan de Witt

77th percentile: high · IEP · grade 8: 31 pupils · total 207 pupils

No measured educational disadvantage

1.3 km
ODBS Pieterskerkhof

80th percentile: high · IEP · grade 8: 20 pupils · total 219 pupils

No measured educational disadvantage

1.4 km
Basisschool Agatha Snellen

97th percentile: high · IEP · grade 8: 26 pupils · total 211 pupils

No measured educational disadvantage

1.4 km
Asch van Wijckschool

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

No measured educational disadvantage

1.4 km
Secondary schools: exam results
Christelijk Gymnasium Utrecht

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

470 m
Descart voor Atheneum Havo Mavo

92nd percentile: high · 100% passed · CE avg 6.6 · MAVO/HAVO/VWO · 46 exam candidates

930 m
Nuovo Scholen, opb. vmbo, havo, vwo - X11 media en vormgeving

no exam results · VBO/MAVO/HAVO

985 m
UniC school voor vwo en havo

45th percentile: average · 91% passed · CE avg 6.4 · HAVO/VWO · 187 exam candidates

1.0 km
NUOVO Scholen, opb. vmbo, havo, vwo - X11 Grebbebergln

no exam results · VBO/MAVO/HAVO

1.1 km
Nuovo Scholen, opb. vmbo, havo, vwo - X11 vest. Vondellaan

8th percentile: low · 84% passed · CE avg 6.1 · VBO/MAVO/HAVO · 274 exam candidates

1.2 km
Waldorf Utrecht voor Atheneum Havo Mavo

51st percentile: average · 93% passed · CE avg 6.4 · MAVO/HAVO/VWO · 61 exam candidates

1.4 km
Globe College, brede school voor vmbo, basis, kader en theoretische leerweg, Nobeldwarsstraat 9

no exam results · VBO

1.5 km
School aan de Singel (HV) school voor vwo en havo

2nd percentile: low · 79% passed · CE avg 5.8 · HAVO/VWO · 33 exam candidates

1.7 km
School aan de Singel, openbare scholengemeenschap voor vbo en mavo

no exam results · VBO/MAVO

1.7 km

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

Neighbourhood news

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