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
Patmosdreef 16
Photo 2 of Patmosdreef 16Photo 3 of Patmosdreef 16Photo 4 of Patmosdreef 16Photo 5 of Patmosdreef 16
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Sold (conditional)Price reduced -14.3%

Patmosdreef 16

Utrecht · 3562JL

Apartment at Patmosdreef 16 in Utrecht (Zamenhofdreef en omgeving neighbourhood). The home was built in 1967 and has 90 m² of living space, 2 bedrooms and energy label D. The nearest railway station is Utrecht Overvecht (948 m). The nearest primary school is Rooms Katholieke Basisschool Joannes XXIII (533 m).

90 m²2 beds1967Label DApartment
Asking price€ 299,000
Was€ 349,000
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Property report for Patmosdreef 16Soil, 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. Sold (conditional)
    8 days ago
  2. Relisted
    5 Aug 2026
    € 299,000
    −€ 50,000
  3. Listed for sale
    2 Jun 2026
    € 349,000

Property details

Living area90 m²
Construction year1967
Property typeApartment
Bedrooms2
Bathrooms1
Energy labelD
WOZ value€ 364,000
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 Zamenhofdreef en omgeving neighbourhood against the Netherlands, source CBS.

Features

Points to note · Demographics5
Residents in 100m grid cellVery densely populated180 persons
Liveability classWeakweak
Liveability scoreclearly below average-0.2211 score
Liveability Meter: nuisance and safetyMuch more nuisance/unsafety than average-0.1263 score
Livability Meter: housing stockClearly below average-0.1258 score
Points to note · Neighbourhood & market4
Crimes per 1,000 residentsHigh crime111 per 1,000 residents· NL 45%
Buildings under construction in the neighbourhoodintensive building activity108 buildings
Satisfied with the property (neighbourhood)Bottom 25% (lowest satisfaction)82.7%· NL 90.1%
Satisfied with the residential environment (neighbourhood)Bottom 25% (lowest satisfaction)69.4%· NL 88.1%
Points to note · Environment & risk11
Distance nearest E-PRTR facilityVery close (<500 m)496 m
Capacity nearest WWTPVery large treatment plant324,115 i.e.
Odour nuisance from road traffic (% seriously affected)High2.9%
Large industrial businesses within 5 kmHeavy industry nearby15
PFAS measurement above norm (closest)Above the standardYes
Can find cooling outside the homeFew people find cooling outside29.5%
Able to find cooling in the propertyFew people can cool off indoors37.3%
Average highest groundwater level (GHG)Very high groundwater25 m above sea level
Groundwater table (Gt)Very wet (high groundwater level)IIa
Max. flood depth (LIWO)Deep (0.5–2 m)0.79 m
Flood risk classHigh flood risklarge
Points to note10
Shared plotShared plotYes
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 to nearest emission sourcenearby497 m
Distance to nearest transmission mastTransmission mast nearby (<100 m)76 m
Distance to wind farm in developmentWind farm in development within 3 km (indicative location)2.9 km
Serious noise nuisance from neighbours (neighbourhood)Above-average nuisance7.3%
Odour nuisance sewerage/water treatment (% seriously bothered)Elevated1.4%
Industrial emitters within 2 kmMultiple sources4
Plus points10
Zoning purpose (main category)Residential designationresidential
Building statusIn useBuilding in use
Plot area (cadastral plot)Very generous plot2,215 m²
Plan statusFinalfinal
Calculated CO₂ emissionsLow emissions0 kg/m2/yr
Avg. natural gas consumptionEconomical50 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 low0.572 µg/m³

Stations

Utrecht Overvecht948 m · Train station
Utrecht Zuilen2.2 km · Train station
CS Centrumzijde2.9 km · Light rail
Utrecht Centraal2.9 km · Train station

Construction plans & permits in the neighbourhood

Tap a category to show or hide it.

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

Schools

Primary schools: doorstroomtoets
Rooms Katholieke Basisschool Joannes XXIII

54th percentile: average · LIB · grade 8: 17 pupils · total 191 pupils

Disadvantage score 46: more disadvantage than 82% of schools

533 m
Basisschool Cleophas Jenaplan-School

16th percentile: low · IEP · grade 8: 29 pupils · total 227 pupils

Disadvantage score 16: more disadvantage than 54% of schools

683 m
Al Amana Overvecht

no recent test score · total 173 pupils

Disadvantage score 28: more disadvantage than 69% of schools

753 m
KBS Marcus

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

Disadvantage score 103: more disadvantage than 98% of schools

981 m
De Regenboog

85th percentile: high · LIB · grade 8: 43 pupils · total 244 pupils

Disadvantage score 5: more disadvantage than 28% of schools

1.0 km
Pc Basisschool Op Dreef

21st percentile: low · LIB · grade 8: 19 pupils · total 165 pupils

Disadvantage score 55: more disadvantage than 87% of schools

1.0 km
Al Amana Zuilen

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

Disadvantage score 52: more disadvantage than 86% of schools

1.1 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

1.1 km
KBS Paulus

96th percentile: high · LIB · grade 8: 41 pupils · total 379 pupils

No measured educational disadvantage

1.1 km
OBS Tuindorp

83rd percentile: high · IEP · grade 8: 47 pupils · total 410 pupils

No measured educational disadvantage

1.2 km
Secondary schools: exam results
NUOVO Scholen, openbare scholengemeenschap voor praktijkonderwijs, vmbo en mavo

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

351 m
NUOVO Scholen, opb. vmbo, havo, vwo - Ithaka ISK Stroyenborchdreef

no exam results · BRUGJAAR

587 m
NUOVO Scholen, opb. vmbo, havo, vwo - Ithaka ISK Vader Rijndreef

no exam results · BRUGJAAR

761 m
NUOVO Scholen, opb. vmbo, havo, vwo - Utrechtse School

no exam results · BRUGJAAR

876 m
Globe College, brede school voor vmbo, basis, kader en theoretische leerweg, Van Lieflandlaan 117

no exam results · BRUGJAAR

876 m
Al Amana College Utrecht

no exam results · MAVO/HAVO/VWO

1.3 km
Gerrit Rietveld College

3rd percentile: low · 74% passed · CE avg 6.1 · MAVO/HAVO/VWO · 217 exam candidates

1.6 km
Waldorf Utrecht voor Atheneum Havo Mavo

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

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

no exam results · VBO/MAVO

2.3 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

2.3 km

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

Neighbourhood news

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