Hooft Graaflandstraat 453525 VN UtrechtOud Hoograven-Zuid

This charming and characterful 1930s family home combines authentic period features with modern living comfort. With energy label A, five rooms, a sunny rear garden, and a well-maintained front garden, this is a house where you will feel at home immediately. The beautifully landscaped rear garden facing northwest is a wonderful place to relax. Thanks to its favorable position, you can enjoy the last rays of sunshine here after a working day. The garden also features a stone storage shed and a convenient rear entrance. Inside, the light and well-kept finish immediately stands out. The home exudes character thanks to beautiful original details such as stained-glass windows, panel doors, and an elegant fireplace mantel. The living room, with its charming bay window at the front, offers a pleasant living space and flows seamlessly into the open-plan kitchen. At the rear, French doors create a lovely connection to the garden. The upper floors offer four bedrooms, ideal for a family, working from home, or hobby space. One of the bedrooms has French doors opening onto the balcony. On the first floor, you will also find a separate second toilet. The spacious attic floor, with two bedrooms both fitted with dormer windows, offers plenty of additional possibilities, such as an extra bedroom, office, or playroom. The property is also fully fitted with double glazing throughout. In short: a beautifully maintained home full of character, space, and comfort, in a location where you will enjoy living for many years to come. Surroundings The Oud-Hoograven district is a popular and child-friendly neighborhood, mainly consisting of 1930s family homes. The location is exceptionally central. Within walking or cycling distance, you will find several shopping centers, including the “Hart van Hoograven,” restaurants, multiple primary schools, beautiful parks, childcare facilities, and sports amenities. The city center can be reached within approximately 10 minutes by bike, and in just 5 minutes you can be at the lively Ledig Erf, Twijnstraat, and Westerkade with all their boutiques, shops, and cozy restaurants. Also worth mentioning are the vibrant Op Zuid area and nearby Rotsoord, home to several popular hotspots such as LE:EN, WT Urban Kitchen, and Klein Berlijn. Public transport connections are excellent, with Vaartsche Rijn train station nearby and a bus stop on the street. There is ample free parking in the street and surrounding area. By car, several main roads and motorways can be reached within minutes. Layout Ground Floor Through the entrance, you enter the hallway with meter cupboard, spacious understairs storage cupboard, and a modern wall-mounted toilet. From here, you access the generous and atmospheric 28 m² living room, where the charm of the 1930s can be felt immediately. The beautiful wooden floor, stylish fireplace mantel, bright bay window at the front, and characteristic stained-glass windows with double glazing create a warm and inviting atmosphere. At the rear, double French doors open onto the garden, creating a wonderful indoor-outdoor flow. The open-plan kitchen connects seamlessly to the living room and is equipped with a 4-burner gas hob, extractor hood, oven, dishwasher, and refrigerator. A separate door also provides direct access to the rear garden. Rear Garden The sunny rear garden of 28 m² is ideally positioned facing southwest. Here you can fully enjoy the afternoon and evening sun. The garden features a detached stone shed of 11 m² across the full width, equipped with electricity, as well as a practical rear entrance. A wonderful place to relax, garden, or enjoy outdoor dining. Front Garden The 26 m² front garden is also a pleasant additional outdoor space. It is neatly paved and favorably positioned facing northeast. Here you can enjoy a morning coffee in the sun and easily park several bicycles. First Floor The landing provides access to a separate second toilet and two neat bedrooms. At the front is an 11 m² bedroom with a practical built-in wardrobe. The spacious 15 m² bedroom at the rear also has a built-in wardrobe and double French doors opening onto the balcony—a peaceful and charming place to start or end the day. The bathroom at the front of the house is well maintained and fitted with a walk-in shower and vanity unit. Second Floor The surprisingly spacious attic floor has a fully insulated roof and offers many possibilities. On the generous landing, you will find ample storage space, the central heating boiler, and a practical kitchenette with sink and connections for laundry appliances. There are also two additional bedrooms: one at the front and one at the rear, both fitted with dormer windows and extra storage behind the knee walls. The rear dormer window is also equipped with a roller shutter. Particulars: Energy label A 6 solar panels installed in 2023 Built in 1935 Living area: 102 m² Fully fitted with double glazing Lovely garden with shed and rear access Heating and hot water via central heating combi boiler (Intergas HR36, 2019) Conveniently located near public transport and main roads Free parking in front of the property Asbestos clause and age clause to be included in the purchase agreement Delivery date in consultation Interested in this house? Contact your own NVM purchasing agent directly.