Frans Halslaan 29
Warnsveldsewegkwartier-Noord, Zutphen
NeighbourhoodA classic end-of-terrace house on a quiet street
On a quiet residential street in the Warnsveldsewegkwartier-Noord neighbourhood of Zutphen stands this end-of-terrace house from 1935. The asking price of €465,000 is on the high side compared with the average asking price of €386,000 for homes in this neighbourhood. For context, end-of-terrace houses in Zutphen typically sell for around this level, though this particular home asks a premium.
Inside the home
This house offers five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is listed as 127 m² according to the BAG registration, while the agent lists 105 m². The plot measures 179 m². The garden faces south and is accessible via the back, and there is also a balcony. The home has partial double glazing, wall insulation and floor insulation, according to the agent. It is offered as full ownership.
The Warnsveldsewegkwartier-Noord neighbourhood
Residents of the wider district give their living environment an average score of 7.23, based on ten reviews. One resident says: "My neighbourhood is always very friendly, except for a few. However, there are only a few facilities for children." Another notes: "In our apartment, everyone is there for each other; it's a cosy neighbourhood." The neighbourhood itself has about 1,630 inhabitants, and a large share of the homes were built between 1945 and 1970. For more on the Warnsveldsewegkwartier-Noord neighbourhood, you can read further.
Amenities and transport
For daily groceries, Aldi is on your doorstep, AH XL is just around the corner, and Lidl is a couple of streets away. The nearest primary school, Montessori kindcentrum de Plotter, is just around the corner, and there is also a secondary special education school nearby. The GP practice Huisartsenpraktijk de Lunette and the pharmacy are both a five-minute walk away. Bus stop Zutphen, Watertoren is on your doorstep, with lines 28, 83, 84, 87, 193, 651 and 682. Zutphen train station is a ten-minute walk. The municipality of the municipality of Zutphen offers these amenities within easy reach.
WOZ value and address data
The WOZ value of this home is €390,000, with a reference date of 1 January 2025. The asking price is 19% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 47%, from €266,000 to €390,000. As for address risks, the noise levels from road traffic, rail and industry are all below the noise standards. The foundation risk indication is elevated, which is an area-level indication based on the soil type and the age of the buildings. The pluvial flooding risk is elevated, and the current flood risk is medium, as is the risk in 2050. Heat stress is currently low, but is expected to become medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Kathalijne de Wilde Makelaardij.
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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 Frans Halslaan 29, Zutphen
How does the asking price compare to the WOZ value?
The asking price of €465,000 is 19% above the WOZ value of €390,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre, based on the agent's listed living area of 105 m², is €4,429.
What is the layout of this house?
According to the agent, this end-of-terrace house has five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is listed as 127 m² in the BAG registration, while the agent lists 105 m². The plot measures 179 m². There is a garden facing south, accessible via the back, and a balcony.
What is the energy label and what does it mean?
The energy label is D. This label indicates that the home is not among the most efficient, so you can expect moderate energy costs. The agent mentions that the home has partial double glazing, wall insulation and floor insulation, which may help with energy efficiency, but the label itself is a separate fact.
What is the foundation risk for this home?
The foundation risk indication for this address is elevated, based on area-level data. The home was built in 1935 on clay soil, which may mean wooden piles or a shallow foundation. The groundwater level is expected to drop towards 2050, which could increase the risk for wooden foundations. This is an area-level indication, not an inspection of this specific home.
What are the flood risks for this property?
The pluvial flooding risk is elevated, meaning there is a higher chance of flooding from heavy rain. The current flood risk from rivers or the sea is medium, and this is expected to remain medium in 2050. These are area-level indications based on climate data, not an assessment of this specific home.
Which supermarkets are nearby?
There are several supermarkets within walking distance. Aldi is about 211 metres away, AH XL is about 300 metres, Lidl is about 606 metres, and Jumbo is about 880 metres. This makes daily grocery shopping convenient.
What schools are in the area?
The nearest school is Anne Flokstraschool vso, a secondary special education school, about 157 metres away. Montessori kindcentrum de Plotter, a primary school, is about 201 metres away. There are also other primary and special education schools within a short distance.
How is the public transport connection?
The nearest bus stop is Zutphen, Watertoren, about 120 metres away, with lines 28, 83, 84, 87, 193, 651 and 682. Zutphen train station is about 976 metres away, which is roughly a ten-minute walk.
What do residents say about living in this district?
Residents of the wider district give their living environment an average score of 7.23, based on ten reviews. One resident says: "My neighbourhood is always very friendly, except for a few. However, there are only a few facilities for children." Another notes: "In our apartment, everyone is there for each other; it's a cosy neighbourhood." These reviews reflect the district, not specifically this neighbourhood.
How fast do homes sell in this neighbourhood?
Homes in this neighbourhood are sold on average within 21 days, according to recent sales data. This gives an indication of the market activity in the area.
Experiences from Warnsveldsewegkwartier-Noord
How residents experience their neighbourhood
Pleasantly few shops, but poor roads
Auto-translated to English by AITrust and liveable green-rich
Auto-translated to English by AIStatistics for Warnsveldsewegkwartier-Noord
Figures on residents, liveability and the housing market
| Sale price | €386,000 | €359,000 |
|---|---|---|
| Sale per m² | €4,038 | – |
Experiences from Waterkwartier
How residents experience their district
My neighbourhood is always very friendly, except for a few. However, there are only a few facilities for children. There are plenty of shops in the area, but elsewhere there is very little to do. There is only one small nature area nearby, and I find that a shame because I always enjoy a nice walk in the neighbourhood. I hope more green spaces can be added to the district. I also notice that since the hedges in the back gardens have disappeared and been replaced with fences, fewer and fewer birds are flying through the neighbourhood. I find that a shame too.
Auto-translated to English by AIIn our apartment, everyone is there for each other; it's a cosy neighbourhood.
Auto-translated to English by AII live in an apartment where everyone is social, if something is wrong everyone is there for each other. I enjoy living here very much.
Auto-translated to English by AILovely people, shops nearby.
Auto-translated to English by AIPleasantly few shops, but poor roads
Auto-translated to English by AIA real working-class neighbourhood. People are there for each other when something happens. Too bad there are too few rubbish bins near, for example, apartment buildings. There are cigarette butts everywhere.
Auto-translated to English by AIIn my neighbourhood, people are there for you when you need them. If the litter were cleaned up, it would look a lot better.
Auto-translated to English by AITrust and liveable green-rich
Auto-translated to English by AIStatistics for Waterkwartier
Figures on residents, liveability and the housing market
| Sale price | €402,687 | €395,125 |
|---|---|---|
| Sale per m² | €3,777 | – |
Experiences from Zutphen
How residents experience their municipality
My experience with the neighbourhood is very positive. Although the streets are somewhat narrow and the houses here and there a bit dated, this is more than compensated by the favourable location. Within a two-minute walk you are already in the city centre, which makes living here very practical and pleasant. In addition, the neighbourhood has a nice playground and is only a ten-minute walk from the beautiful river IJssel. In the early morning you can enjoy a beautiful sunrise there, which gives a peaceful start to the day. There are also various shops within walking distance, such as Albert Heijn, Lidl and Kruidvat, as well as other amenities that you can easily use on a weekly basis.
Auto-translated to English by AIMy neighbourhood is always very friendly, except for a few. However, there are only a few facilities for children. There are plenty of shops in the area, but elsewhere there is very little to do. There is only one small nature area nearby, and I find that a shame because I always enjoy a nice walk in the neighbourhood. I hope more green spaces can be added to the district. I also notice that since the hedges in the back gardens have disappeared and been replaced with fences, fewer and fewer birds are flying through the neighbourhood. I find that a shame too.
Auto-translated to English by AIJust normal overall, all friendly people, nice neighbourhood to live in, have been living here for about 32 years
Auto-translated to English by AIIn our apartment, everyone is there for each other; it's a cosy neighbourhood.
Auto-translated to English by AIPeople are always curious when something happens; you often see them watching from their gardens. There are a handful of nice people, but also a few who complain about everything and are quite mean about it. I don't know most people. Everyone mostly keeps to themselves.
Auto-translated to English by AII live in an apartment where everyone is social, if something is wrong everyone is there for each other. I enjoy living here very much.
Auto-translated to English by AIIn our beautiful neighbourhood with lots of greenery, the municipality does a lot to support insects by, for example, sowing flowers. However, many disadvantaged families live here and the neighbourhood is very dirty due to illegal dumping. There is a lot of petty crime, such as vandalising property and scratching cars, smashing windows and stealing belongings. There are many loitering youths in the playgrounds between the houses. Furthermore, there is a problem with dogs running loose where it is not allowed, resulting in quite a few biting incidents, including a little dog that was bitten to death while walking with a small boy.
Auto-translated to English by AIAs far as I know, many nice people live here, you can walk and cycle wonderfully, I just love where I live.
Auto-translated to English by AIStatistics for Zutphen
Figures on residents, liveability and the housing market
| Sale price | €509,583 | €456,294 |
|---|---|---|
| Sale per m² | €3,830 | – |
| Rent price | €1,478 p/m | €1,493 p/m |
| Rent per m² | €12 p/m | – |
Location and amenities
Frans Halslaan 29, Zutphen
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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