Kozakkenlaan 11
Dorp Warnsveld, Zutphen
AreaA leafy setting on the edge of Warnsveld
Tucked away on a quiet road at the edge of the forest, this detached house from 1958 sits on a generous plot of 3,387 m². The home is offered for €1,000,000, which is 41% above the average asking price of €709,950 in the neighbourhood. That puts it on the high side compared with other homes currently for sale, though the large plot is a notable feature. For context, the average asking price per m² in the neighbourhood is €4,224, while this home is listed at €4,525 per m² based on the agent's floor area. If you are looking at detached houses in Zutphen, this one stands out for its setting and size.
The home itself
According to the agent, the house has six rooms, five bedrooms and two bathrooms across a single floor, with a volume of 1,048 m³. The BAG registration records a living area of 274 m², while the agent lists 221 m². The plot is 3,387 m² in both sources. Outside, there is a garden around the house and an attached brick garage. The agent mentions roof insulation and double glazing, a central heating boiler, an open fireplace and partial underfloor heating. The setting is described as at the edge of the forest, on a quiet road and in a sheltered position. The energy label is G, which is the least efficient label, so expect high energy costs.
Dorp Warnsveld
Residents of the district of Warnsveld give their living environment an average score of 9.0, based on three reviews. One resident says: "As far as I know, many nice people live here, you can walk and cycle wonderfully, I just love where I live." Another adds: "very friendly people! lots of places to play outside. easily accessible by public transport." The district has around 3,815 inhabitants, with a mix of ages and household types. The neighbourhood itself is part of the Dorp Warnsveld neighbourhood, where the housing stock is predominantly pre-war, with 70% of homes built before 1945.
Amenities and transport
Daily errands are well covered. A Lidl is just around the corner, with an Albert Heijn a ten-minute walk away. Kindcentrum Adriaan van den Ende primary school is a couple of streets away, and Daltonschool de Morgenzon is a ten-minute walk. Huisartsenpraktijk Bouma and BENU Apotheek Warnsveld are both about a ten-minute walk from the house. For public transport, bus stops Den Bouw and Rhienderinklaan are just around the corner, served by lines 87 and 193, and 58, 86 and 87 respectively. Zutphen train station is about 2.7 km away. The wider area falls under the municipality of Zutphen.
WOZ and address data
No WOZ value is available for this property. Area-level risk data indicates that road traffic noise is 43 dB Lden and railway noise is 21 dB Lden, both below the noise standard. The foundation risk indication is low, based on the sandy soil and the fact that the home was built in 1958. These are area-level indications from public data, not an inspection of this specific home. For climate, pluvial flooding at heavy rain is medium, as is the current flood risk and the flood risk for 2050. Heat stress is currently low but medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Kathalijne de Wilde Makelaardij and the same agent on Funda.
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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 Kozakkenlaan 11, Warnsveld
How does the asking price compare with other homes in the neighbourhood?
The asking price of €1,000,000 is 41% above the neighbourhood average asking price of €709,950. The average asking price per m² in the neighbourhood is €4,224, while this home is listed at €4,525 per m² based on the agent's floor area. The neighbourhood currently has 10 homes for sale, with prices ranging from €360,000 to €1,875,000.
What is the layout of the house?
According to the agent, the house has six rooms, five bedrooms and two bathrooms on a single floor, with a volume of 1,048 m³. The BAG registration records a living area of 274 m², while the agent lists 221 m². The plot is 3,387 m². There is a garden around the house and an attached brick garage.
What is the energy label and what does it mean?
The energy label is G, which is the least efficient label. This means you should expect high energy costs for heating and electricity. The agent does mention roof insulation and double glazing, and the home has a central heating boiler, an open fireplace and partial underfloor heating. The label itself does not say anything about the condition of the construction.
What do residents say about living in this area?
Residents of the district of Warnsveld give their living environment an average score of 9.0, based on three reviews. One resident says: "As far as I know, many nice people live here, you can walk and cycle wonderfully, I just love where I live." Another mentions "very friendly people! lots of places to play outside. easily accessible by public transport." These reviews describe the district as a whole, not specifically this neighbourhood.
What are the area-level risk indications for this address?
Area-level data indicates that road traffic noise is 43 dB Lden and railway noise is 21 dB Lden, both below the noise standard. The foundation risk indication is low, based on sandy soil and the 1958 construction year. For climate, pluvial flooding at heavy rain is medium, as are the current flood risk and the 2050 flood risk. Heat stress is currently low but medium by 2050. These are area-level indications, not an inspection of this specific home.
Which supermarkets are nearby?
A Lidl is about 692 metres away, an Albert Heijn about 855 metres, and an Aldi about 1.6 km. A PLUS is at 1.7 km and a Jumbo at 1.9 km. Within a 5 km radius there are 12 supermarkets in total, so daily groceries are well covered.
What schools are close to this home?
Kindcentrum Adriaan van den Ende primary school is about 525 metres away, and Daltonschool de Morgenzon is about 921 metres. For secondary education, Isendoorn College voor Mavo Havo en Atheneum is at 952 metres, and Isendoorn College at 1,080 metres. In total, 37 schools are within a 5 km radius.
How is the public transport connection?
The nearest bus stops are Warnsveld, Den Bouw at about 276 metres with lines 87 and 193, and Warnsveld, Rhienderinklaan at about 287 metres with lines 58, 86 and 87. Zutphen train station is about 2.7 km away. The bus lines serve the local area, though specific destinations are not listed.
What is the neighbourhood like in terms of demographics?
The neighbourhood has around 3,815 inhabitants. About 32% are 65 or older, 28% are between 45 and 65, and 15% are under 15. Households are split fairly evenly: 33% are single-person households, 32% have children and 35% are households without children. The average household size is 2.2 people.
Is there a WOZ value available for this property?
No WOZ value is available for this property in the data. The WOZ value is the municipal valuation used for tax purposes, but it is not stated here. Without it, there is no comparison between the asking price and the official valuation.
