A bright apartment in the Zeeheldenbuurt
This apartment on the fourth floor of a 2007 building sits in the Zeeheldenbuurt, a residential area in Zutphen. With 70 square metres of living space and a price of €335,000, it comes to €4,786 per square metre. For context, there are currently two apartments for sale in the area, with an average asking price of €322,000. If you are looking at apartments in Zutphen, this one stands out for its energy label A.
Inside the home
The apartment has three rooms, including two bedrooms and one bathroom, spread over two floors. The total volume is 236 cubic metres. It comes with a balcony and a parking space in the garage. The home is fully insulated and heated by a central heating boiler. You own the property outright, and the homeowners' association fee is €250 per month. The agent lists the living area as 70 square metres, which matches the BAG registration.
Life in the Zeeheldenbuurt
The Zeeheldenbuurt is part of the Waterkwartier district, and residents of the district give it an average score of 7.23 out of 10, based on ten reviews. One resident says: "In our apartment, everyone is there for each other; it's a cosy neighbourhood." Another adds: "I live in an apartment where everyone is social, if something is wrong everyone is there for each other. I enjoy living here very much." A third resident notes that while the area is friendly, there are few facilities for children and only one small nature area nearby. The district has about 1,265 residents, and 55% of households are single-person households. For more on the area, see the Zeeheldenbuurt neighbourhood.
Amenities and transport
Daily errands are easy from here. The Jumbo supermarket is just around the corner, and the Aldi is a couple of streets away. For primary education, Kindcentrum de Flief is a five-minute walk, and the Isendoorn College for secondary education is also within a five-minute walk. The nearest GP is Tactus Verslavingszorg, a short walk away, and the BENU Apotheek Arcus pharmacy is just around the corner. Bus line 84 stops at Zutphen, Dr. Bosstraat, a couple of streets away. The train station in Zutphen is a ten-minute walk. For more on the wider area, see the municipality of Zutphen.
WOZ value and address data
The WOZ value for this property was set at €322,000 on 1 January 2025. The asking price is 4% above this value. Between 2020 and 2025, the WOZ value rose by 50%, from €214,000 to €322,000. As for the address, the noise from road traffic is 46 dB Lden, which is below the noise standard, and railway noise is 29 dB Lden, also below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. This is an area-level indication, not an inspection of this specific home. For pluvial flooding at heavy rain, the indication is elevated, and the current flood risk is medium, as is the risk for 2050. Heat stress is currently low but is expected to be medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Best Living NVM makelaars & financieel adviseurs.
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About van Hallstraat 28F, Zutphen
How does the asking price compare to the WOZ value?
The asking price of €335,000 is 4% above the WOZ value of €322,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 50%, from €214,000 in 2020 to €322,000 in 2025.
What is the layout of this apartment?
The apartment has three rooms in total, including two bedrooms and one bathroom, spread over two floors. The living area is 70 square metres, and the total volume is 236 cubic metres. It is located on the fourth floor and comes with a balcony and a parking space in the garage.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. This means the home is likely to have lower energy costs compared to less efficient labels. The agent also states that the home is fully insulated and heated by a central heating boiler. The energy label is based on the official registration and reflects the home's energy performance.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data from KCAF. The soil is clay, which is sensitive to settling, and 21% of properties in this postcode area were built before 1970. This is an area-level indication, not an inspection of this specific home.
What are the flood risks for this area?
According to the Klimaateffectatlas, the current flood risk is medium, and it is expected to remain medium by 2050. For pluvial flooding at heavy rain, the indication is elevated. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications based on public data.
What supermarkets are nearby?
The nearest supermarket is Jumbo, about 590 metres away, which is a five-minute walk. Aldi is also close, at about 592 metres, and there is another Aldi at 653 metres. Lidl is at 692 metres, and AH XL is at 880 metres. All are within a ten-minute walk.
Which schools are close to this apartment?
Kindcentrum de Flief, a primary school, is about 340 metres away, a five-minute walk. For secondary education, Isendoorn College voor Mavo Havo en Atheneum is at 360 metres. There are also other schools within walking distance, including Kindcentrum De Waaier at 391 metres and SO De Springplank at 295 metres.
What public transport options are available?
The nearest bus stop is Zutphen, Dr. Bosstraat, about 305 metres away, served by bus line 84. Another stop, Zutphen, Arnold Kaldenbachstraat, is at 372 metres, also on line 84. The nearest train station is Zutphen, about 1.7 kilometres away, which is a ten-minute walk.
What is the neighbourhood like according to residents?
Residents of the Waterkwartier district, which includes the Zeeheldenbuurt, give it an average score of 7.23 out of 10, based on ten reviews. One resident says it is a cosy neighbourhood where everyone is there for each other. Another notes that while it is friendly, there are few facilities for children and only one small nature area nearby.
How many apartments are currently for sale in the neighbourhood?
There are currently two apartments for sale in the Zeeheldenbuurt. The average asking price is €322,000, with prices ranging from €309,000 to €335,000. The average asking price per square metre is €4,211, and the average living area is 78 square metres.
