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
Muyskenweg 45
Photo 2 of Muyskenweg 45Photo 3 of Muyskenweg 45Photo 4 of Muyskenweg 45Photo 5 of Muyskenweg 45
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For salePrice reduced -10.0%

Muyskenweg 45

Utrecht · 3553GL

Terraced house at Muyskenweg 45 in Utrecht (Elinkwijk en omgeving neighbourhood). The home was built in 1919 and has 117 m² of living space, a 203 m² plot, 3 bedrooms and energy label A+. The nearest railway station is Utrecht Zuilen (1 km). The nearest primary school is KBS Ludger (539 m).

117 m²203 m² plot3 beds1919Label A+Terraced house
Asking price€ 675,000
Was€ 750,000
Realistic price (indication)Only visible with Huisverklikker Pro
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Property report for Muyskenweg 45Soil, 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
    today
    € 675,000
    −€ 75,000
  2. Off funda
    today
  3. Listed for sale
    13 Jun 2026
    € 750,000

Property details

Living area117 m²
Plot203 m²
Construction year1919
Property typeTerraced house
Bedrooms3
Bathrooms1
Energy labelA+
WOZ value€ 666,000
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 Elinkwijk en omgeving neighbourhood against the Netherlands, source CBS.

Features

Points to note · Neighbourhood & market3
Distance to business districtAdjacent to business park9 m
Satisfied with the property (neighbourhood)Bottom 25% (lowest satisfaction)84.4%· NL 90.1%
Satisfied with the residential environment (neighbourhood)Bottom 25% (lowest satisfaction)87.1%· NL 88.1%
Points to note · Environment & risk13
Distance to railway lineVery close to railway100 m
Noise loadLoud64 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 island1.9 °C
Can find cooling outside the homeFew people find cooling outside34.3%
Able to find cooling in the propertyFew people can cool off indoors33.2%
Number of risk sources within 1 kmMany sources7
Number of hazardous installations (REV) within 1 kmCluster of risky facilities nearby5
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)579 m
Distance to wind farm in developmentWind farm in development within 3 km (indicative location)936 m
Serious noise nuisance from neighbours (neighbourhood)Above-average nuisance6.6%
Serious noise nuisance from trains (neighbourhood)Heavy train noise2.3%
Estimated sun hours (winter)Virtually no winter sun0 hour
Odour nuisance sewerage/water treatment (% seriously bothered)Elevated1.4%
Environmental health risk (MGR)Elevated6.8%
Plus points10
Zoning purpose (main category)Residential designationresidential
Shared plotOwn plotNo
Unbuilt plot areaReasonable amount of undeveloped land130 m²
Building statusIn useBuilding in use
Calculated CO₂ emissionsLow emissions19 kg/m2/yr
Usable roof area for solar panelsAmple roof space65 m²
Energy index (primary fossil)Efficient (label A/B)92 kWh/m²/yr
Energy labelEconomicalA+
Solar potential roofStrong potential4,491 kWh/yr
Solar output per kWpExcellent yield990 kWh/kWp/yr

Stations

Utrecht Zuilen1.0 km · Train station
Utrecht Leidsche Rijn1.6 km · Train station
Utrecht Terwijde2.7 km · Train station
Graadt van Roggenweg2.9 km · Light rail

Construction plans & permits in the neighbourhood

Tap a category to show or hide it.

7 construction plans within 1 km · 34 zoning plan amendments within 5 km.

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

539 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

640 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

819 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

1.1 km
De Kleine Vliegenier

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

No measured educational disadvantage

1.3 km
Basisschool Jules Verne

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

Disadvantage score 27: more disadvantage than 69% of schools

1.4 km
OBS Rietendakschool

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

Disadvantage score 17: more disadvantage than 56% of schools

1.4 km
Al Amana Zuilen

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

Disadvantage score 52: more disadvantage than 86% of schools

1.4 km
KBS Marcus

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

Disadvantage score 103: more disadvantage than 98% of schools

1.7 km
De Boemerang

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

Disadvantage score 78: more disadvantage than 95% of schools

1.7 km
Secondary schools: exam results
Yuverta

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

1.4 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

1.7 km
Al Amana College Utrecht

no exam results · MAVO/HAVO/VWO

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

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

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

no exam results · BRUGJAAR

2.4 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

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

no exam results · BRUGJAAR

2.7 km
Christelijk Gymnasium Utrecht

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

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

no exam results · BRUGJAAR

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

no exam results · BRUGJAAR

2.8 km

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

Neighbourhood news

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