Rental homes in Zutphen
View the current supply of rental properties in Zutphen, including neighbourhood scores and resident reviews per district.
Renting in Zutphen: a Hanseatic city with a tight private sector
Zutphen is a compact city on the IJssel with nearly 49,000 residents, a protected cityscape, and a rental market that at first glance seems spacious. Of the more than 23,000 homes, 44% are rental properties, but the vast majority of these (30% of the total stock) are owned by housing associations. The private sector is therefore much smaller than you might expect based on that percentage. In the past twelve months, only 47 homes have been rented out in the private sector, at an average rent of €1,610 per month. The range runs from around €719 for a smaller apartment to €14,500 for the most expensive properties, but most fall between €900 and €1,800. The average size is 94 m². Want to know what's available today? Check the current overview at the top of this page for the daily update.
This limited private sector is closely tied to Zutphen's character. The city has no university or college driving high turnover, and the population is relatively older: the largest age group is 45 to 65 years. The average income is €34,400, below the national average. Many households rely on social housing. Anyone looking for a rental home in the private sector therefore needs to act quickly. The municipality of Zutphen is investing in new construction, but supply remains tight for now. The train station offers direct connections to Deventer, Arnhem and the Randstad, making Zutphen attractive for people who work elsewhere.
Neighbourhoods to rent in Zutphen: from IJsseloever to village tranquillity
Zutphen is compact, but the neighbourhoods differ considerably in atmosphere, price level and type of resident. Residents rate the municipality an average of 7.8 out of 10, but scores vary by neighbourhood. On the municipality page for Zutphen you can find all 22 reviews. Below are the main neighbourhoods for renters.
Warnsveld, village living on the outskirts
Warnsveld is officially part of the municipality of Zutphen, but feels like a separate village. It is green, quiet and popular with families and older couples. With a neighbourhood score of 9.0 out of 10, it is the best-rated neighbourhood. Residents particularly appreciate the space and village character. The supply of rental homes in Warnsveld is limited, but when something becomes available, it is often larger family homes. Expect higher rents than average.
Centrum and De Hoven, living between the Walburg and the IJssel
The historic centre with its medieval streets, the Walburgiskerk and the Librije scores an 8.8 from residents. De Hoven, the part of the city across the IJssel, is officially included. One resident writes: "The city centre is compact but has everything you need, from market to hospitality." Renting an apartment in Zutphen is easiest in this neighbourhood, as relatively many upper-floor homes and apartments become available here. Check the supply in Centrum and De Hoven for the current situation.
Waterkwartier, affordable but with points to note
Waterkwartier is the neighbourhood with the most reviews on Buurtje.nl (10 in total) and scores a 7.2. It is a mixed neighbourhood with a lot of social housing, an active residents' association and its own shopping strip. The atmosphere is informal and rents are lower than in the centre. Residents cite community spirit as a plus, but the score for beauty (6.7 municipality-wide) is noticeable in this neighbourhood. The Waterkwartier is interesting for starters and singles with a smaller budget.
In addition, Noordveen (8.2 from residents) is a quiet, green neighbourhood that mainly attracts people who want to be just outside the centre. Leesten (7.8) is a newer expansion neighbourhood in the south with more recent construction and families. And the Zuidwijken (7.1) are functional and affordable, but lack some character compared to the rest of the city. The score for green space is 8.7 municipality-wide, and you notice it: Zutphen is nestled between the floodplains of the IJssel and the Achterhoek's patchwork landscape.
Who is renting a home in Zutphen suitable for?
Zutphen attracts a specific audience. The city is attractive for people seeking peace and culture but not wanting to be fully in the countryside. Single-person households form the largest group (over 9,300), and this is reflected in the demand for smaller apartments. Seniors moving from the region to the city for amenities and care form a growing group. Starters and young families moving from Apeldoorn or Arnhem due to high prices there are discovering Zutphen as an alternative. Accessibility scores an 8.4 from residents, partly thanks to Zutphen station on the Zwolle-Arnhem line.
To be honest: if you want to quickly rent a home in Zutphen in the private sector, you need patience. With 47 rented homes per year, supply is small. Prepare your documents (employer's statement, payslip, ID), because landlords select quickly. For social housing, you can register with Woonkeus Stedendriehoek, but waiting times are increasing. Prefer to buy? Also check out the homes for sale in Zutphen. With an average WOZ value of €311,000, buying here is still relatively accessible compared to many other Gelderland cities.
Searching for a rental home in Zutphen and surroundings
On Buurtje.nl you will find the current rental supply in Zutphen, supplemented with neighbourhood scores and resident experiences, so you not only find a home but also the right neighbourhood. Can't find anything in Zutphen? Also take a look at rental homes in the Achterhoek near Berkelland or the supply in Barneveld. Read more about the Gelderland rental market on the page about Gelderland province.
Frequently asked questions
What is the average rent in Zutphen?
The average rent in the free sector in Zutphen is €1,610 per month, based on 47 rented homes in the past year. Prices range from €719 to €14,500, but most rental properties in Zutphen fall between €900 and €1,800. Social housing is excluded from this.
Which neighbourhoods in Zutphen are the most popular for renting?
Warnsveld scores highest among residents with a 9.0 out of 10, followed by Centrum-De Hoven (8.8) and Noordveen (8.2). Het Waterkwartier is more affordable but scores a 7.2. The choice depends on your budget and whether you prefer an urban or village-like setting.
How quickly are rental properties in Zutphen rented out?
Supply in the free sector is limited: only 47 homes were rented out in an entire year. This means properties are snapped up quickly. Make sure your documents are ready and respond on the same day something appears online.
What is the difference between social housing and the free sector in Zutphen?
Approximately 30% of all homes in Zutphen are owned by housing corporations (social housing), with rents below the liberalisation threshold. For these, you register with Woonkeus Stedendriehoek. The free sector (14% of the housing stock) has no income limit but higher rents, averaging €1,610 per month.
Is Zutphen a safe city to rent in?
Residents rate Zutphen an 8.0 out of 10 for safety. Warnsveld and the city centre score particularly well. Het Waterkwartier and the Zuidwijken score slightly lower but are not perceived as unsafe. Overall, Zutphen is a quiet city.
Can I easily travel from Zutphen to Apeldoorn or Arnhem?
Yes, Zutphen station is on the Zwolle-Arnhem railway line. You can reach Deventer in about 20 minutes and Apeldoorn or Arnhem in 30 to 40 minutes. Residents rate accessibility an 8.4 out of 10.
Is renting an apartment in Zutphen cheaper than in Apeldoorn?
Generally, rents in Zutphen are slightly lower than in Apeldoorn, especially for apartments in the city centre. The average size in the free sector is 94 m². Zutphen is a realistic alternative if you are looking in the Stedendriehoek region.
How green is living in Zutphen?
Residents rate Zutphen an 8.7 out of 10 for greenery, the highest sub-score. The city lies on the IJssel river, with floodplains, the Baakse Beek valley, and the Achterhoek region within cycling distance. Warnsveld and Noordveen in particular are green, spacious neighbourhoods.
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.
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