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
Rooseveltlaan 448
Photo 2 of Rooseveltlaan 448Photo 3 of Rooseveltlaan 448Photo 4 of Rooseveltlaan 448Photo 5 of Rooseveltlaan 448
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For salePrice reduced -2.8%

Rooseveltlaan 448

Utrecht · 3527AR

Apartment at Rooseveltlaan 448 in Utrecht (Kanaleneiland-Noord neighbourhood). The home was built in 1960 and has 75 m² of living space, 3 bedrooms and energy label B. The nearest railway station is Winkelcentrum Kanaleneiland (596 m). The nearest primary school is PCB Buurtschool Hart van Noord (431 m).

75 m²3 beds1960Label BApartment
Asking price€ 349,000
Was€ 359,000
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Property report for Rooseveltlaan 448Soil, 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
    € 349,000
    −€ 10,000
  2. Listed for sale
    30 Jul 2026
    € 359,000

Property details

Living area75 m²
Construction year1960
Property typeApartment
Bedrooms3
Bathrooms1
Energy labelB
WOZ value€ 409,000
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 Kanaleneiland-Noord neighbourhood against the Netherlands, source CBS.

Features

Points to note · Home & energy1
Share of renewable energyLow share renewable0%
Points to note · Demographics7
Residents in 100m grid cellVery densely populated100 persons
Liveability classPoorgrossly inadequate
Liveability scoreclearly below average-0.3171 score
Liveability Meter: nuisance and safetyMuch more nuisance/unsafety than average-0.1776 score
Livability Meter: housing stockClearly below average-0.1503 score
Physical limitations (neighbourhood)high share19%· NL 15.2%
High stress (neighbourhood)Much stress27.3%· NL 17.9%
Points to note · Neighbourhood & market4
Children per primary school place (proxy)Many children per place2.49 ratio
Parking tariffVery high rate€ 5.34
Satisfied with the property (neighbourhood)Bottom 25% (lowest satisfaction)73.7%· NL 90.1%
Satisfied with the residential environment (neighbourhood)Bottom 25% (lowest satisfaction)63.5%· NL 88.1%
Points to note · Environment & risk9
Odour nuisance from road traffic (% seriously affected)High2.9%
Large industrial businesses within 5 kmHeavy industry nearby13
Industrial emitters within 2 kmMuch industry nearby7
PFAS measurement above norm (closest)Above the standardYes
Can find cooling outside the homeFew people find cooling outside28.6%
Able to find cooling in the propertyFew people can cool off indoors30.2%
Foundation riskHigh risklarge
Max. flood depth (LIWO)Deep (0.5–2 m)1.14 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 sourcenearby446 m
Serious noise nuisance from neighbours (neighbourhood)Above-average nuisance7.9%
Road traffic noiseConsiderable noise12.9%
Odour nuisance sewerage/water treatment (% seriously bothered)Elevated1.4%
PFAS standard breach within 10 kmLimit exceeded within 10 kmYes
Urban heat island effectNoticeably warmer1.3 °C
Plus points10
Zoning purpose (main category)Residential designationresidential
Building statusIn useBuilding in use
Plot area (cadastral plot)Very generous plot3,967 m²
Energy index (primary fossil)Efficient (label A/B)176 kWh/m²/yr
Energy labelEconomicalB
Avg. natural gas consumptionEconomical350 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 low0.584 µg/m³

Stations

Winkelcentrum Kanaleneiland596 m · Light rail
24 Oktoberplein-Zuid734 m · Light rail
Vasco da Gamalaan1.1 km · Light rail
Kanaleneiland-Zuid1.7 km · Light rail

Construction plans & permits in the neighbourhood

Tap a category to show or hide it.

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

Schools

Primary schools: doorstroomtoets
PCB Buurtschool Hart van Noord

60th percentile: average · IEP · grade 8: 30 pupils · total 711 pupils

Disadvantage score 122: more disadvantage than 99% of schools

431 m
De Kaleidoskoop

6th percentile: low · IEP · grade 8: 20 pupils · total 120 pupils

Disadvantage score 47: more disadvantage than 83% of schools

453 m
De Olijfboom

10th percentile: low · LIB · grade 8: 27 pupils · total 269 pupils

Disadvantage score 66: more disadvantage than 91% of schools

634 m
Basisschool Anne Frank

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

Disadvantage score 34: more disadvantage than 75% of schools

872 m
KBS Het Schateiland

27th percentile: average · LIB · grade 8: 37 pupils · total 235 pupils

Disadvantage score 52: more disadvantage than 86% of schools

1.1 km
Johan de Witt

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

No measured educational disadvantage

1.4 km
Al Hambra

26th percentile: average · LIB · grade 8: 36 pupils · total 304 pupils

Disadvantage score 29: more disadvantage than 70% of schools

1.5 km
Kindcentrum Rijnvliet

40th percentile: average · LIB · grade 8: 23 pupils · total 247 pupils

No measured educational disadvantage

1.6 km
Openbare Montessorischool Oog in Al

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

No measured educational disadvantage

1.7 km
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

1.7 km
Secondary schools: exam results
Globe College voor vmbo, basis, kader en theoretische leerweg

73rd percentile: average · 98% passed · CE avg 6.5 · VBO/MAVO · 160 exam candidates

819 m
Sint Gregorius College, locatie Globe TopHavo

1st percentile: low · 79% passed · CE avg 5.6 · HAVO · 14 exam candidates

819 m
UniC school voor vwo en havo - locatie International School Utrecht

no exam results · HAVO/VWO

903 m
NUOVO Scholen, opb. vmbo, havo, vwo - X11 Grebbebergln

no exam results · VBO/MAVO/HAVO

911 m
UniC school voor vwo en havo

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

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

no exam results · VBO/MAVO/HAVO

990 m
Descart voor Atheneum Havo Mavo

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

1.1 km
Christelijk Gymnasium Utrecht

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

1.8 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

2.1 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

2.8 km

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

Neighbourhood news

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