West, Utrecht
Neighbourhood research for West — safety, schools, livability and property values from official government data.
West in Utrecht scores 3.0 out of 5 on the government's Leefbaarometer livability index. Reported crime here is classified as elevated relative to other Dutch neighbourhoods.
At €473.000, the average WOZ value here runs 3% below what's typical for Utrecht as a whole. That's 19% above the Dutch national average. Zooming out, Utrecht-wide sale prices rose 5.6% over the past year, and recent buyers across the wider region paid 8.1% over asking, with homes selling in a median of 24 days — a sense of the competition to expect, even if it doesn't map exactly onto this street.
A few things worth weighing before you commit: crime has been trending up, about 9% higher than a year ago — worth keeping an eye on; background noise (road, rail and air traffic combined) averages 65 dB across the area, on the loud side; foundation risk near the centre of the neighbourhood is rated high — for pre-1970 homes, ask for a foundation inspection before you bid.
Livability
Average
Avg. WOZ value
€473.000
Crime risk
High risk
Based on 6 government sources · Last updated 27 August 2026
Frequently Asked Questions
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What does a home in West cost?
Average WOZ value
€473,000
The WOZ value is the municipality's own valuation, set as of 1 January the previous year. In a rising market asking prices in West usually sit above it — treat this as a floor, not a market value.
Gross annual income needed to borrow that amount
€82,000
One income, no student debt or other loans, 30-year annuity at 4.5%, using the 2026 Nibud standards. Buyer's costs come on top and cannot be added to the mortgage. On two incomes the bar is lower.
Further reading
What is the WOZ value and why does it matter?
The WOZ value determines your municipal taxes and is used by banks as an indication of property value.
Ground lease: what is it and what does it cost?
With ground lease you buy the house but not the land. This can involve significant annual costs — especially in Amsterdam.
Self-occupancy and non-occupancy clauses explained
Two clauses buyers routinely confuse: the duty to live in the home yourself, and a seller’s declaration that they never lived there at all.