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
Plateau van Nicosia 9
Photo 2 of Plateau van Nicosia 9Photo 3 of Plateau van Nicosia 9Photo 4 of Plateau van Nicosia 9Photo 5 of Plateau van Nicosia 9
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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 -0.1%

Plateau van Nicosia 9

Utrecht · 3541EK

Apartment at Plateau van Nicosia 9 in Utrecht (Leidsche Rijn-Centrum neighbourhood). The home was built in 2025 and has 160 m² of living space, 3 bedrooms and energy label A+++. The nearest railway station is Utrecht Leidsche Rijn (540 m). The nearest primary school is Eben-Haëzer school (473 m).

160 m²3 beds2025Label A+++Apartment
Asking price€ 1,149,000
Was€ 1,150,000
Realistic price (indication)Only visible with Huisverklikker Pro
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Before you bid

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Property report for Plateau van Nicosia 9Soil, 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
    12 days ago
    € 1,149,000
    −€ 1,000
  2. Listed for sale
    3 Jun 2026
    € 1,150,000

Property details

Living area160 m²
Construction year2025
Property typeApartment
Bedrooms3
Bathrooms1
Energy labelA+++
WOZ value€ 1,068,000
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 Leidsche Rijn-Centrum neighbourhood against the Netherlands, source CBS.

Features

Points to note · Demographics1
Livability Meter: physical environmentUnfavourable physical environment-0.0691 score
Points to note · Neighbourhood & market4
Distance to business districtAdjacent to business park28 m
Crimes per 1,000 residentsHigh crime123.4 per 1,000 residents· NL 45%
Satisfied with the property (neighbourhood)Bottom 25% (lowest satisfaction)81.6%· NL 90.1%
Satisfied with the residential environment (neighbourhood)Bottom 25% (lowest satisfaction)79%· NL 88.1%
Points to note · Environment & risk7
Odour nuisance from road traffic (% seriously affected)High2.9%
Large industrial businesses within 5 kmHeavy industry nearby15
Industrial emitters within 2 kmMuch industry nearby12
Can find cooling outside the homeFew people find cooling outside28.6%
Number of risk sources within 1 kmMany sources6
Number of hazardous installations (REV) within 1 kmCluster of risky facilities nearby4
Average lowest groundwater level (GLG)Deep, risk of pile rot151 m above sea level
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 nearest E-PRTR facilityNearby (0.5-1 km)644 m
Distance to railway lineClose to railway159 m
Distance to motorwayNearby188 m
Distance to wind farm in developmentWind farm in development within 3 km (indicative location)2.2 km
Serious noise nuisance from trains (neighbourhood)Heavy train noise3.5%
Fine dust (PM2.5)Above the Dutch average11.2 µg/m³
Plus points10
Building statusIn useBuilding in use
Plot area (cadastral plot)Generous plot383 m²
Share of renewable energyHigh share of renewable energy77%
Calculated CO₂ emissionsLow emissions3 kg/m2/yr
Energy index (primary fossil)Efficient (label A/B)15 kWh/m²/yr
Energy labelEconomicalA+++
Avg. natural gas consumptionEconomical0 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

Stations

Utrecht Leidsche Rijn540 m · Train station
Utrecht Zuilen1.4 km · Train station
Utrecht Terwijde2.0 km · Train station
Graadt van Roggenweg2.2 km · Light rail

Construction plans & permits in the neighbourhood

Tap a category to show or hide it.

1 permit within 500 m · 78 construction plans within 1 km · 43 zoning plan amendments within 5 km. Click the map for each permit’s description.

Schools

Primary schools: doorstroomtoets
Eben-Haëzer school

99th percentile: high · ROUTE 8 · grade 8: 7 pupils · total 104 pupils

No measured educational disadvantage

473 m
KBS Onder De Bogen

98th percentile: high · IEP · grade 8: 40 pupils · total 594 pupils

No measured educational disadvantage

580 m
KBS Op De Groene Alm

57th percentile: average · LIB · grade 8: 47 pupils · total 417 pupils

No measured educational disadvantage

925 m
Kindcentrum Leeuwesteyn

87th percentile: high · IEP · grade 8: 8 pupils · total 308 pupils

No measured educational disadvantage

942 m
Agora HUB030

no recent test score · total 81 pupils

No measured educational disadvantage

1.0 km
KBS St. Dominicus

71st percentile: average · LIB · grade 8: 80 pupils · total 535 pupils

No measured educational disadvantage

1.0 km
2e Marnixschool Christelijk Basisonderwijs

71st percentile: average · IEP · grade 8: 17 pupils · total 254 pupils

Disadvantage score 5: more disadvantage than 28% of schools

1.1 km
De Oase

86th percentile: high · IEP · grade 8: 67 pupils · total 621 pupils

No measured educational disadvantage

1.1 km
Openbare Montessorischool Oog in Al

93rd percentile: high · IEP · grade 8: 25 pupils · total 309 pupils

No measured educational disadvantage

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

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

188 m
NUOVO Scholen, opb. vmbo, havo, vwo

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

894 m
Christelijk Gymnasium Utrecht

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

2.1 km
UniC school voor vwo en havo

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

2.5 km
Nuovo Scholen, opb. vmbo, havo, vwo - X11 media en vormgeving

no exam results · VBO/MAVO/HAVO

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

no exam results · VBO/MAVO/HAVO

2.6 km
Descart voor Atheneum Havo Mavo

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

2.7 km
Al Amana College Utrecht

no exam results · MAVO/HAVO/VWO

2.7 km
Yuverta

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

2.7 km
UniC school voor vwo en havo - locatie International School Utrecht

no exam results · HAVO/VWO

2.8 km

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

Neighbourhood news

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