13,000 homes for sale in Gelderland

Buying a house in Gelderland: what does it cost and where should you look?

Gelderland is the largest province in the Netherlands by area and offers a huge variety of living environments. From urban life in Arnhem and Nijmegen to quiet villages on the Veluwe or in the Achterhoek. The average purchase price is €543,341, but the range is enormous: from around €100,000 for a small apartment to well over a million for a detached house with land. The average WOZ value in Gelderland is €365,137, which is lower than in provinces such as North Holland or Utrecht. This makes the province an interesting alternative for many buyers, especially now that the Randstad is becoming unaffordable for more and more people.

Approximately 61% of the housing stock in Gelderland is owner-occupied, compared to 39% rented. With over 940,000 homes for around 2.15 million residents, there is relatively plenty of choice, although supply varies greatly by region. The economy is driven by diverse sectors: Radboud University and Radboudumc in Nijmegen, defence and government in the Arnhem-Ede region, and a strong manufacturing industry in the Achterhoek. Train stations in Arnhem, Nijmegen, Ede-Wageningen and Apeldoorn offer direct connections to the Randstad, making it a good option for commuters.

From Nijmegen to the Achterhoek: where do you buy what in Gelderland?

The housing market in Gelderland is far from uniform. Prices, property types and atmosphere vary enormously per municipality. Below is an honest overview of the main residential areas for buyers.

Nijmegen, the city with the highest rating among students and families

With nearly 187,000 residents, Nijmegen is the largest city in Gelderland. Residents give the city a 7.8 on Buurtje.nl, based on 82 reviews. The city has a lively centre, plenty of cultural offerings and good healthcare facilities thanks to Radboudumc. Buying an apartment in Nijmegen is popular among starters, while families often move to neighbourhoods such as Nijmegen-Oost or Brakkenstein. Purchase prices in the city are generally above the provincial average, especially in sought-after areas around Goffertpark. One resident writes: "The city is big enough for everything you need, but still feels manageable."

Arnhem, a green city with urban dynamism

Arnhem (167,632 residents) scores a 7.6 from 68 reviews. The city combines a compact centre with remarkably green spaces: Sonsbeek, Park Angerenstein and the immediate proximity of the Veluwe. The train station is a hub for connections to Utrecht, the Randstad and Germany. Buyers can find everything from pre-war townhouses in the Spijkerkwartier to new-build homes in Schuytgraaf. Prices are slightly lower than in Nijmegen, but in popular neighbourhoods such as Velperweg-Noord and the Centrum, bidding wars are fierce. For those looking to broaden their urban search area: Overbetuwe (score 7.7) lies directly south of Arnhem and offers more space for less money.

Apeldoorn, spacious living on the edge of the Veluwe

With 168,211 residents, Apeldoorn is similar in size to Arnhem, but its character is very different. The city is greener, more spacious and has a quieter pace. Residents rate Apeldoorn a 7.3 (72 reviews), which is slightly lower than the provincial average of 7.8. This is partly due to criticism of the shopping options in the centre and the accessibility of some neighbourhoods. Nevertheless, the city is popular among families and movers looking for a spacious family home. The average purchase price here is generally below the Gelderland average, making Apeldoorn attractive for those wanting more square metres.

Ede and the Veluwe edge, popular with families

The municipality of Ede scores a 7.9 from residents and attracts many families due to the combination of good schools, nature and Ede-Wageningen train station with a fast connection to Utrecht. The housing market here is tight, especially for affordable family homes. Those with a larger budget can find spacious plots in the rural areas around Lunteren and Bennekom. Directly to the north lies Barneveld, which with an 8.5 has the highest resident score among the large Gelderland municipalities. It is a close-knit community with a village character, but facilities are complete. Further along the Veluwe edge, Harderwijk (score 7.9) offers a compact town on the Wolderwijd, with a historic city centre and good accessibility via the A28.

Those looking for a home to buy in the river area can turn to West Betuwe (score 7.8). Villages such as Geldermalsen and Leerdam offer affordable homes in a rural setting, with good connections to the A2 and A15. In the Achterhoek, Doetinchem (score 7.5) is the regional centre. Purchase prices here are significantly lower than in the rest of Gelderland, making it interesting for starters and buyers seeking peace and space. However, travel time to the Randstad is longer, something to consider if you work there.

Furthermore, Zutphen (score 7.8) and Lingewaard are worth a look. Zutphen is a monumental IJssel city with a lively cultural scene and relatively affordable homes. Lingewaard, with places like Bemmel and Huissen, is popular among buyers who want to live close to Arnhem but prefer a more village-like living environment. And Nijkerk offers a similar profile for those orienting towards Amersfoort. Check the provincial overview page of Gelderland for all resident reviews and neighbourhood scores per municipality.

Tips for buying a home in Gelderland

The Gelderland housing market is competitive, but less overheated than in the Randstad. Nevertheless, there are a few things to keep in mind. In popular municipalities such as Nijmegen, Ede and Barneveld, bidding wars are common, especially for homes under €400,000. Starters would do well to have a mortgage interview in advance and hire a buying agent who knows the local market. Don't forget the additional costs: transfer tax (2% for owner-occupation, 0% for starters up to €510,000), notary fees, valuation and possibly a structural survey.

Families looking for homes to buy in Gelderland often get more for their money in smaller municipalities. The Achterhoek and the river area are significantly cheaper than the Veluwe edge or the cities. However, keep in mind that facilities such as secondary schools and hospitals may be further away in rural areas. If buying is not feasible at the moment, also check the supply of rental homes in Gelderland as an interim solution. The province of Gelderland also offers information about starter loans and sustainability subsidies that can increase your purchase budget.

Searching for a home to buy in Gelderland using neighbourhood scores and reviews

On Buurtje.nl you will not only find the current supply of homes for sale, but also resident reviews per neighbourhood and municipality. This way you can immediately see how an area scores on safety, facilities and atmosphere before planning a viewing. Use the filters at the top of this page to search by price, size and property type. The neighbourhood scores and reviews help you look beyond the home itself, because ultimately you are not just buying a house, but also a neighbourhood.