Papaverstraat 5
3551 EV Utrecht · 2e Daalsebuurt en omgeving, Utrecht
- Mid-terrace house
- Year built 1903
- 116 m² reside
- 76 m² plot
- F energy label
- Under renovation
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In brief
Papaverstraat 5 in Utrecht is a mid-terrace house from 1903 with 116 m² living area and energy label F, in neighbourhood 2e Daalsebuurt en omgeving (municipality Utrecht). The indicative market value is € 711.000 to € 786.000. Living environment: noise 65 dB (noisy), air quality above WHO recommendation, 23% green within 500 m, no flood scenario. Air traffic: approximately 8 aircraft per day below 3,000 m within 2 km. Neighbourhood livability: more than sufficient.
Everything on this page comes from public registers and maps and is free. Collecting it yourself takes hours per property; here it’s gathered in one second. Under each section you can read what the figure means for living here.
Location
Value indication
Market
- +2,0% sale prices Utrecht in one year (CBS price index, Sep 2026)
- € 549.113 average sale price in the municipality of Utrecht in 2025 (CBS/Kadaster)
- € 391.000 average WOZ value neighbourhood 2e Daalsebuurt en omgeving (CBS 2024)
How the indication is composed
| Source | Baseline value | To current price level | Weight |
|---|---|---|---|
| WOZ value 2025 for this home reference date 1 January 2024 |
€ 639.000 | € 770.544 +20,6% since 2024 K1 |
40% |
| 40 similar homes within 310 m median WOZ per m², indexed |
€ 6.302/m² | € 731.032 | 33% |
| 8 asking prices of comparable homes median asking price per m², indexed |
€ 6.140/m² | € 712.240 | 20% |
| Average of neighbourhood 2e Daalsebuurt en omgeving CBS WOZ 2024 (€ 391.000) / avg. 73 m² |
€ 5.356/m² | € 814.532 +31,1% since 2023 K1 |
7% |
WOZ value of this home over the years
- 2015 € 224.000
- 2016 € 259.000
- 2017 € 277.000
- 2018 € 307.000
- 2019 € 337.000
- 2020 € 384.000
- 2021 € 453.000
- 2022 € 461.000
- 2023 € 569.000
- 2024 € 586.000
- 2025 € 639.000
WOZ value per tax year (valuation date January 1 of the previous year), as determined by the municipality.
Similar properties in the area (48 found)
- Papaverstraat 25 € 6.616/m² WOZ, indexed
- Papaverstraat 8 € 6.051/m² WOZ, indexed
- Papaverstraat 19 € 6.720/m² WOZ, indexed
- Papaverstraat 21 € 6.698/m² WOZ, indexed
- Papaverstraat 23 € 6.720/m² WOZ, indexed
- Papaverstraat 32 € 6.260/m² WOZ, indexed
Methodology: each source has been adjusted from its reference date to current price levels using the CBS price index for existing owner-occupied homes (by province, for Amsterdam, Rotterdam, The Hague and Utrecht by city; the most recent months use the national monthly index). The midpoint is the weighted average; the range follows from the spread between sources (minimum 5%). National government, location within the street, leasehold and property-specific details are not included. This is not an appraisal.
Features
- Home type
- Mid-terrace house
- Purpose of use
- Residential use
- Year built
- 1903
- Living area
- 116 m²
- Building area
- 52 m²
- Plot area
- 76 m²
- Energy label
- F (22 December 2015)
- Dwelling status
- Under renovation
- Building status
- In use
- BAG address identifier
- 0344200000076035
- BAG residence object
- 0344010000148724
- BAG building
- 0344100000047302
Source and method
Basic Registration Addresses and Buildings (Kadaster) and the energy label register. Plot area is the total cadastral area; for apartments this is the entire building plot.
Plot, soil and zoning
Foundation issues are uncommon in this neighbourhood. The ground is stable here.
- Parcel area (BAG)
- 76 m²
- Foundation risk in 2e Daalsebuurt en omgeving
- 1,5% of homes at risk of pile rot (low) 2050 high scenario 1,5%, subsidence 0,8%; municipality Utrecht 2,8% — Climate Impact Atlas (Deltares/KCAF)
- Soil subsidence in 2e Daalsebuurt en omgeving
- −0,7 mm per year shallow −0,1 mm; municipality Utrecht −1,0 mm
- Kadaster, elevation, zoning, soil
- being retrieved…
Source and method
Plot: Kadaster (BRK, via PDOK; the parcel boundary is shown on the map above). Elevation: Actueel Hoogtebestand Nederland. Zoning: ruimtelijkeplannen.nl (zoning plans up to 1-1-2024; newer rules are in the municipality's environmental plan). Soil and foundation: Klimaateffectatlas (CC BY 4.0) and RVO/KCAF. Indicative only, not structural or legal advice.
Energy and heat
An inefficient property: high energy costs, draughts and cold walls in winter and often too warm in summer. Expect a sustainability budget of tens of thousands of euros, with ISDE subsidy, and a lower WWS score when renting. Lenders often calculate higher housing costs here. A comparable property spends per year about € 793 more more on energy than the average property in 2e Daalsebuurt en omgeving.
Energy label
F registered label (Energy Index)
- Recorded on
- 22 December 2015
- Label A or better in 2e Daalsebuurt en omgeving
- 26% of the homes
Recorded according to the pre-2021 method; since 2021 NTA 8800 applies.
With label E, F or G the home scores 4 to 15 WWS points negative; improving sustainability (insulation, heat pump) may qualify for ISDE subsidy.
Consumption and costs
€ 209 per month at an average consumption
- Natural gas
- 1.100 m³ per year; neighbourhood 630
- Electricity
- 2.520 kWh per year; neighbourhood 1.980
- Costs per year
- € 2.506 gas € 1.527, electricity € 654, fixed costs € 324
- Average home in 2e Daalsebuurt en omgeving
- € 1.713 per year
- Solar panels
- 34% of comparable homes; neighbourhood 16%
Source and method
Average supply to homes of this type, this size and construction period (CBS 2025, temperature‑corrected), at average consumer tariffs of Sep 2026 (CBS: 1,39 per m³ and 0,26 per kWh including tax, with fixed charges and energy tax reduction). Actual consumption depends on occupants and installation.
Heat transition and subsidy
- Heat network nearby
- 16% of the homes connected (2023)
- Heating in 2e Daalsebuurt en omgeving
- 75% central heating boiler, 2% block heating, 18% district heating 2022
- Geothermal potential
- Unfavourable Slochteren formation, WarmteAtlas
ISDE 2026 (€ 500 million): subsidy for insulation, (hybrid) heat pump, solar water heater, ventilation and a connection to a heat network (fixed € 3.775); heat pumps from about € 500 to over € 13.000 depending on type and capacity. Apply to RVO after installation. ISDE at RVO · Energy subsidy guide (including municipal schemes)
Labels in 2e Daalsebuurt en omgeving
Source and method
Energy label and label distribution EP-Online (RVO) via our database; consumption profiles CBS 85140NED (CC BY 4.0); tariffs CBS 85592NED; neighbourhood consumption CBS Key Figures; district heating networks, plans, pilots and heating mix WarmteAtlas (RVO, neighbourhood level; plans assigned to the neighbourhoods whose centroid lies in the plan area); ISDE: RVO. Indicative only, not energy advice.
Monthly costs: buying or renting
Use your own purchase price, rent and assumptions. All amounts are adjustable; the result is an indication.
Rent: point system and yield
Private sector: the rent is freely negotiable. As an investment, market rent and the yield below are most relevant; as a tenant you cannot appeal to the Rent Tribunal regarding the rent level. The net yield is average for a residential investment.
Housing valuation (WWS)
approx. 170–205 points Private sector
0143186260+
| Component | Points |
|---|---|
| Area 116 m² usable floor area: rooms 1 point/m², other spaces 0.75, circulation space 0 |
95–108 |
| Energy performance energy label F, single-family home |
-9 |
| WOZ value € 639.000: 1 point per € 16.954 and per € 268 per m² (WOZ value, valuation date 1-1-2024) |
58 |
| Heating 2 points per heated room, approx. 5 rooms |
8–12 |
| Kitchen and sanitary assumed: kitchen sink, toilet, washbasin, shower or bath |
11–24 |
| Outdoor space garden approx. 24 m² (plot minus buildings) |
7–12 |
| Total | 170–205 |
€ 1.235 maximum rent per month for 187 points (2026)
At 170–205 points: € 1.118 to € 1.359 per month.
from 187 points. Kitchen, sanitary fittings, heating and outdoor space are not known per dwelling and are given as a range; verify them with the Rent Price Check from the Huurcommissie. Rent price check
Renting and yield
€ 2.870 estimated market rent per month
- Market rent in the area
- € 2.870 median of 7 rental properties, € 24 per m²
- Rent regulation
- private sector: no maximum rent, but annual rent increase rules apply
- Gross yield at € 749.000
- 4,6%
- Net yield (indicative)
- 3,1% € 22.961 per jaar after costs, before financing and tax
Costs in the net yield
- Maintenance (1% of the value)
- € 7.490 per year
- Vacancy (1 month per year)
- € 2.870 per year
- Buildings insurance
- € 300 per year
- Property tax (owner)
- € 543 per year
- Sewerage charge (owner's share)
- € 124 per year
- Water system charge built
- € 152 per year
Affordable Rent Act (since July 1, 2024): up to and including 186 points the rent is regulated and the maximum rent also applies to new contracts; the landlord must provide the points calculation. Yield: base rent, value indication, costs as assumptions; not financial advice.
Source and method
Determines residential rent prices, annex I (point system 2026: energy label since 1 July 2024, WOZ €1 point per €16,954 and per €268 per m², WOZ share maximum 33% from 187 points) and Implementation Regulation residential rent prices, annex I (maximum rent limits 2026). Area and type: BAG; energy label: EP‑online; WOZ: own database; monuments: RCE.
Neighbourhood, district and municipality
2e Daalsebuurt en omgeving
- Homes
- 2.270
- Residents
- 3.950
- Avg. WOZ value
- € 391.000
- Owner-occupied homes
- 49%
- Avg. year built
- 1959
- Most common
- Apartment (67%)
Noordwest
- Homes
- 21.827
- Residents
- 45.050
- Avg. WOZ value
- € 392.000
- Owner-occupied homes
- 41%
- Avg. year built
- 1957
- Most common
- Apartment (55%)
Utrecht
- Homes
- 175.523
- Residents
- 376.757
- Avg. WOZ value
- € 451.000
- Owner-occupied homes
- 44%
- Avg. year built
- 1968
- Most common
- Apartment (61%)
Homes in this neighbourhood on the map District Noordwest · Utrecht · Utrecht
Amenities and accessibility
You can walk to the shops. A primary school is within walking distance, convenient for families. A public transport stop is around the corner. An urban setting: everything close by, with the associated bustle.
- Large supermarket
- 400 m avg. distance in the neighbourhood
- General practice
- 600 m avg. distance in the neighbourhood
- Primary school
- 500 m avg. distance in the neighbourhood
- Daycare
- 400 m avg. distance in the neighbourhood
- Nearest primary school
- 220 m Basisschool Jules Verne
- Nearest public transport stop
- 90 m Utrecht, Plantage · bus · 9 vertrekken per uur overdag
- Nearest charging point
- 20 m Papaverstraat 1 - Equans
- Nearest childcare
- 70 m KR Kinderdagverblijf Jasmijn
- Nearest transmitter mast
- 90 m Zendmast 2G, 4G, 5G · 3 antennes · 20,3 m hoog · veilige afstand 5 m
- Schools within 3 km
- 27
- Urbanity
- Highly urbanised 5.233 addresses per km²
Source and method
Road distances, averaged for all residents of the neighbourhood (CBS). School (DUO), transit stop (OVapi/GTFS, departures on a weekday), antenna mast (Antenneregister), charging point and childcare: straight-line from this address, from our own database.
Living environment: noise, water, air, light and green
Noise
65 dB Noisy
up to 45 dB very quietabove 70 dB extreme
- Road traffic
- 56 dB
- Train traffic
- 46 dB
- Air traffic
- 41 dB
- Wind turbines
- none
- Road traffic, at night
- 46 dB
- Train traffic, at night
- 37 dB
In neighbourhood 2e Daalsebuurt en omgeving, 69% of the homes are noisier than this address; the average there is 69 dB.
Noisy: the level of a busy city street or a nearby motorway. Conversations outdoors are difficult; indoors, sound insulation determines living comfort. Prolonged exposure to this level is associated with sleep disturbance and increased stress. The main source is road traffic (56 dB).
Source and method
Lden: annual average noise exposure over day, evening and night (RIVM noise maps 2020, air traffic 2022, wind turbines 2024, 10 m grid). A rough indication, not a façade measurement. WHO advises a maximum of 53 dB for road traffic and 45 dB for air traffic.
Flooding
None None
No flood scenario is listed for this location on the maximum water depth map.
- Homes in 2e Daalsebuurt en omgeving that may flood
- 75%
- Of which more than 0.5 m
- 2%
- Maximum depth in the neighbourhood
- 0,62 m
No flood scenario has been calculated for this location: in case of a dike breach or high water this area is expected to remain dry. Flood insurance is not required here.
Source and method
LIWO (Rijkswaterstaat), map of maximum water depth in a flood, 25 m raster; flood probability: Climate Impact Atlas. The depth says nothing about the probability that it happens; dikes and defences are designed for that probability.
Air quality
- NO₂ 16,5 µg/m³ above WHO recommendation
- PM2,5 9,7 µg/m³ above WHO recommendation
- PM10 16,4 µg/m³ above WHO recommendation
Polluted air: above the European 2030 standard, usually caused by a busy road, industry or intensive livestock farming nearby. This is relevant for people with respiratory issues and for young children; ventilating on the quiet side of the house helps.
Average in 2e Daalsebuurt en omgeving: NO₂ 18,2, PM2.5 9,8 µg/m³.
Source and method
Annual average concentrations at 25 m (RIVM, most recent map). Dash in the bar: WHO guideline value (NO₂ 10, PM2.5 5, PM10 15 µg/m³); the colour compares with the WHO guideline and the EU standard for 2030.
Night lighting
Clear
darkvery clear
Average in 2e Daalsebuurt en omgeving: clear.
Bright: a lot of artificial light from roads, businesses, or greenhouses. Much nighttime light is associated with poorer sleep; pay attention to the location of the bedrooms.
Source and method
Artificial light measured upwards by satellites (RIVM light emission map 2023, 375 m raster), ranked relative to all Dutch homes: dark is the darkest 20%, very bright the brightest 10%.
Green in the neighbourhood
23% green within 500 m
Average in 2e Daalsebuurt en omgeving: 25%.
Highly paved: among the least green places in the Netherlands. Expect a noticeable heat island in summer and little shade; a balcony or roof terrace with greenery is priceless here.
Source and method
Share of green (grass, shrubs, trees) in the 500 m cell around this address (RIVM green map 2022). Half of Dutch homes have more than 52% green within 500 m; one in ten has less than 32%.
Air traffic above this address
Occasional airplane: audible a few times a day, not disturbing for most residents. There have been aircraft detected below 600 m: this indicates an approach or departure route, with noise peaks of 70 dB or more outdoors.
Measured, past 7 days
8 flight movements per day within 2 km, lower than 3,000 m
- Of which lower than 1,000 m
- 8 per day; these are the appliances you actually hear
- Lowest aircraft
- 244 m median 274 m
- 's Night (23:00–07:00)
- 0% of the movements
- Busiest hour
- 11.00–12.00
- Most seen
- Dutch-registered aircraft, OORZY aircraft: C172, SKAR, R44
We have been measuring since 26 October; the figures are converted to a full day and become more accurate as more days are added.
Now in the air
Loading aircraft within 15 km…
Airports and noise map
- Vliegveld Hilversum
- 10,6 km vliegveld, N
- Schiphol
- 32,3 km luchthaven, NW
- Rotterdam The Hague Airport
- 48,0 km luchthaven, W
- RIVM aircraft noise map
- 41 dB Lden
Rule of thumb: a passenger aircraft at 1,000 m altitude produces an outdoor peak of about 60–65 dB (a loud conversation), at 300 m already 75–80 dB. Above 3,000 m it fades into background noise.
Source and method
ADS‑B position messages from the aircraft themselves via the open networks adsb.lol and adsb.fi; Huisleon takes a snapshot every 5 minutes of all aircraft below 3,000 m over the Netherlands and converts the number of passages within 2 km using the measured speed. Military and some small aircraft do not transmit position and are missing. Noise contour: RIVM Atlas Leefomgeving, air traffic 2022. Indicative, not a façade noise measurement.
Climate and safety
Even on hot days the heat stress around the house remains moderate; the surroundings cool down reasonably in the evening.
Heat
46–48 °C extreme heat stress
Apparent temperature on a hot summer day (2022), measured 1 m from the house.
- Urban heat island effect
- more than 2 °C warmer than the surrounding area
- Warm nights (20 °C or more)
- 8–14 nights per year
- Distance to a cool spot
- 300–400 m
- Average in 2e Daalsebuurt en omgeving
- 47 °C feels-like temperature
Water
- Surface water from a cloudburst (70 mm/hour)
- no power line directly along the house
- Groundwater nuisance in 2050
- Very large increase
- Dry floor in 2e Daalsebuurt en omgeving
- 99% of the homes in the worst flooding
- Homes in 2e Daalsebuurt en omgeving with moderate or high likelihood
- 35%
External safety
- High-voltage line
- none within 2 km
- Wind turbine
- none within 5 km
- Risky activities within 1 km
- Tanken brandstoffen, vervoer gevaarlijke stoffen
In 2e Daalsebuurt en omgeving 0% of the homes lie within the magnetic field zone of a high‑voltage line and 0% within 1 km of a wind turbine.
Source and method
Heat, water and groundwater: Climate Impact Atlas 2026 (CC BY 4.0; perceived temperature and heat island 2022, flood probability and water depth from national flood scenarios, groundwater nuisance probability 2050 high scenario, flow paths for 70 mm rainfall in one hour). High-voltage lines: RIVM Netkaart with calculation distances (magnetic field zone); wind turbines: RIVM; hazardous activities: Register Externe Veiligheidsrisico's via RIVM Atlas Leefomgeving (activities with an area of concern within 1 km). Indications based on maps, not measurements.
Safety and livability
Liveability in neighbourhood 2e Daalsebuurt en omgeving
More than sufficient Liveability meter 2024, class 6 of 9
- Physical environment: insufficient
- Homes: sufficient
- Amenities: very good
- Social cohesion: weak
- Nuisance and insecurity: weak
Liveability meter 3.0 (BZK): estimated assessment of liveability, in nine classes, with five dimensions relative to the national average. More about this neighbourhood
Crimes in neighbourhood 2e Daalsebuurt en omgeving
62 per 1,000 inhabitants per year +17% compared with the previous year
- Registered Sep 2025 – Aug 2026
- 243
- District Noordwest
- 47 per 1,000
- Municipality Utrecht
- 75 per 1,000
- Netherlands
- 45 per 1,000
- Residential burglaries per 1,000 homes
- 0,9 2 burglaries
Most common
- Fietsdiefstal
- 43
- Diefstal uit auto
- 31
- Winkeldiefstal
- 26
- Vernieling
- 25
More crimes than average: typical for central areas, neighbourhoods around stations and entertainment districts, where many visitors inflate per‑resident figures. Look at the breakdown: shoplifting and bicycle theft have a different weight than burglary and violent crime. Burglary is uncommon here.
Source and method
Police, registered crimes per neighbourhood (CBS/police open data, monthly figures). Small neighbourhoods yield small counts; read the figure together with the number of residents and dwellings. Not every crime is reported.
Are you going to bid on Papaverstraat 5? Know what the property is really worth.
The free page gives the facts. The report answers the question that matters: what should I offer? Three scenarios in euros, backed by the actual sale prices of comparable homes from the Kadaster, the model value, the municipality’s overbidding figures and the condition of the house in the photos. Plus the questions you should ask the estate agent before you sign.
Calculation example: An offer that is 2% too high already costs € 9.000 on a € 450.000 property. The report costs € 19.
-
Bidding strategy with three scenarios
A cautious, market‑conform and promising offer in euros, derived from the model value, comparable sales and how often buyers in this municipality pay above the asking price. -
Comparable sales from the Kadaster
The actual sale prices of homes in the area that are similar in type, size and construction period, on the map and in a table, indexed to today. -
Model value and previous sales
The automated valuation with range, the sales history for this address and the WOZ development over the years. -
Municipal market figures
Selling time, overbid percentage, price per m² and the tightness indicator for this property type (NVM), so you know how much competition to expect. -
Questions for the agent
A tailored list of questions for the viewing, derived from year of construction, energy label, environmental risks, the advertisement and the photo analysis. -
Condition of the property from the photos
An image model assesses the advertisement photos: general condition, kitchen and bathroom, visible defects and a renovation budget as an indication. -
Monthly costs per offer
What each scenario costs per month: mortgage, transfer costs, municipal charges, energy and maintenance, alongside renting as an alternative. -
Everything from the free page included
Property, neighbourhood, energy, living environment, climate, safety and air traffic in one summary, so everything is in a single PDF.
Compare multiple homes? 5 reports for € 39 per month, additional reports € 6 each. Not an appraisal and no guarantee, but the numbers you can use to support an offer.
Frequently asked questions about Papaverstraat 5
What type of property is Papaverstraat 5?
Papaverstraat 5 in Utrecht is a tussenwoning, built in 1903, 116 m² living area, plot 76 m². The address is located in neighbourhood 2e Daalsebuurt en omgeving, municipality Utrecht.
What energy label does Papaverstraat 5 have?
The registered energy label is F (registered 22 December 2015). A comparable property spends on average € 209 per month on gas and electricity.
What is Papaverstraat 5 roughly worth?
The indicative market value ranges from € 711.000 to € 786.000 (midpoint € 749.000, price level Sep 2026), calculated from WOZ values, asking prices and sales of comparable properties in the neighbourhood. This is an indication, not an appraisal.
What is the rent of a property if Papaverstraat 5?
Similar rental homes nearby have a median cost of € 2.870 per month (€ 24 per m², 7 homes). Whether the rent is regulated follows from the point score on this page.
How quiet is it at Papaverstraat 5?
The annual average noise level at the façade is 65 dB Lden (noisy). The main source is road traffic. Approximately 8 aircraft pass lower than 3,000 m within 2 km per day.
Can Papaverstraat 5 flood?
No flood scenario is listed for this location on the national maximum water depth map.
How safe is the neighbourhood of Papaverstraat 5?
In neighbourhood 2e Daalsebuurt en omgeving the police registered 62 crimes per 1,000 inhabitants per year, against 75 in the municipality and 45 nationwide. The Leefbaarometer rates the liveability as more than sufficient.
Which amenities are near Papaverstraat 5?
Average distances in the neighbourhood: large supermarket 400 m, GP 600 m, primary school 500 m, daycare 400 m (CBS). The nearest school, public transport stop, charging point and childcare are listed on this page with their distance to this address.
Where do these data come from?
From public government sources: BAG and Kadaster (attributes, parcel), EP-Online (energy label), CBS (neighbourhood statistics, price index, energy consumption), RIVM (noise, air, light, greenery), Klimaateffectatlas and LIWO (heat, water), police open data and Leefbaarometer (safety), and ADS‑B networks (air traffic). All calculations are indicative, not an appraisal or advice.