Homes for sale in Noordoostpolder
View the current supply of homes for sale in Noordoostpolder, from starter homes to detached houses. Compare neighbourhoods on price, neighbourhood score and reviews.
Buying a house in Noordoostpolder: the housing market in 2026
Noordoostpolder is a municipality in Flevoland that you cannot simply compare to other places in the Netherlands. Once reclaimed land, now a vast area with Emmeloord as its central hub and ten villages around it, each with its own character. Over 50,000 residents live here, spread across a landscape characterised by straight roads, big skies and endless fields. Anyone looking for a home here consciously chooses space, tranquillity and a close-knit community life. The labour participation rate is 69%, and the agricultural sector, logistics and growing manufacturing industry provide employment in the region.
Of the more than 20,750 homes in the municipality, 66% are owner-occupied. The average WOZ value is €310,000, while the average selling price over the past twelve months came to €433,812. The range is remarkably wide: from €129,500 for a modest starter home to €1,700,000 for a detached country house with land. The average living area of sold homes is 138 m², indicating that you get significantly more square metres for your money here than in the Randstad. In the past year, 329 homes changed hands. At the top of this page you will find the current supply and the most recent market figures. Buurtje.nl bundles homes from more than 1,500 sources and adds neighbourhood scores and resident reviews, so you can assess not only the house but also the neighbourhood.
The best neighbourhoods to buy a house in Noordoostpolder
Noordoostpolder has ten villages in addition to Emmeloord, each with its own atmosphere and amenities. Whether you are looking for a family home close to schools and shops, or a detached house on the edge of the countryside, there is something for everyone. Below are the key areas to keep an eye on.
Emmeloord, the beating heart of the polder
As the central hub, Emmeloord offers by far the most amenities: shopping centre De Deel, secondary schools such as Zuyderzee Lyceum, sports facilities and the Stadshuis. Residents give Emmeloord an 8.2 on Buurtje.nl, based on 11 reviews. You will find everything here from terraced houses from the 1950s to new-build neighbourhoods on the outskirts. Anyone considering buying an apartment in Noordoostpolder will almost always end up in Emmeloord, as this is where most multi-storey supply is located. Prices are slightly above the municipal average due to the proximity of amenities.
Marknesse, village living with the highest neighbourhood score
With a neighbourhood score of 8.6 based on 3 reviews, Marknesse is the best-rated place to live in the municipality. This village on the N331 towards Vollenhove has a primary school, sports hall and an active club life. One resident writes: "Lovely quiet village with friendly people, your children can still play outside here." Marknesse mainly attracts families and those moving up who want more space for less money than in Emmeloord. Detached houses with large plots are not uncommon here.
Tollebeek, affordable and green
Tollebeek scores an 8.0 with residents and is a compact village south of Emmeloord. It is within cycling distance of the centre, but offers the peace of a small village. House prices here are generally below the municipal average, making it interesting for starters looking for a home without paying top dollar straight away. There is a primary school and the surroundings are green, with walking and cycling routes towards Kuinderbos.
Espel, compact village for those seeking real peace
With a neighbourhood score of 7.9, Espel is a small but close-knit village west of Emmeloord. People who live here consciously choose a rural environment. Amenities are limited; you rely on Emmeloord for shopping, but house prices are correspondingly lower. For buyers who value space and quiet over a supermarket around the corner, Espel is worth discovering.
In addition to these villages, there are more places worth considering. Kraggenburg is beautifully situated on the edge of Voorsterbos and attracts nature lovers. In Luttelgeest you will find the Orchideeënhoeve complex and a quiet village centre. And Nagele is architecturally special: the village was designed by famous architects such as Rietveld and Van Eyck. View all reviews and neighbourhood information for Noordoostpolder to compare the differences per neighbourhood properly.
What to look out for when buying a home in Noordoostpolder
Firstly: look beyond Emmeloord. The villages often offer more living space for a lower price, and distances in the polder are small. From Marknesse or Ens you drive to the centre in ten minutes. That can save tens of thousands of euros on the purchase price.
Secondly: take the construction period into account. Many homes in Noordoostpolder date from the 1950s and 1960s, when the polder was populated. Those houses have character, but sometimes require significant investments in insulation and energy efficiency. The average gas consumption in the municipality is 1,120 m³, which is relatively low, but with older homes it can be considerably higher. Always ask for the energy label.
Thirdly: accessibility varies per village. Emmeloord has good bus connections and is located on the A6, but the smaller villages are truly car-dependent. If you work in Zwolle or Lelystad, check the travel time during rush hour. Finally: use the neighbourhood scores and resident reviews on Buurtje.nl to get an honest picture of liveability per neighbourhood. That tells you more than a photo on a property site. If you prefer to rent, also check the rental homes in Noordoostpolder.
What residents say about living in Noordoostpolder
Residents rate the municipality of Noordoostpolder an 8.2 out of 10, based on 16 reviews. Safety (8.6) and the green surroundings (8.5) score notably high. Accessibility and education also receive a solid 8.3. Amenities score the lowest at 7.8, which is logical: outside Emmeloord they are limited. A resident of Emmeloord sums it up: "You have everything you need here, without the hustle and bustle of the big city. Ideal for our family." The highest neighbourhood score is for Marknesse with an 8.6.
Homes for sale near Noordoostpolder
Are you looking more broadly than just Noordoostpolder? The municipality borders several interesting areas. To the south you will find the supply in Dronten, a green municipality with similar prices. Urk is a completely different story: compact, close-knit and with its own dynamics on the housing market. To the south lie Lelystad and Almere, where the supply is larger but prices can also be higher. And Zeewolde offers a mix of nature and new-build.
View the current supply of homes for sale in Noordoostpolder
At the top of this page you will find all homes for sale in Noordoostpolder currently available, bundled from more than 1,500 sources. Use the filters on price, surface area and energy label to search specifically. With each home you will see the neighbourhood score and you can read resident reviews. This way you know not only what you are buying, but also where you will be living. Also view the municipality page of Noordoostpolder for the full overview of neighbourhood information and reviews.
Frequently asked questions
How many homes for sale are there in Noordoostpolder?
The current number of homes for sale in Noordoostpolder can be found at the top of this page. The listings are updated daily from more than 1,500 sources, including estate agents and housing platforms. This ensures you always see the most complete overview.
What does a home cost in Noordoostpolder?
The average selling price in Noordoostpolder over the past twelve months was €433,812. The cheapest homes sold for around €129,500, while the most expensive sale reached €1,700,000. In smaller villages such as Tollebeek and Espel, prices are generally lower than in Emmeloord.
What is the average price per square metre in Noordoostpolder?
Based on an average selling price of €433,812 and an average living area of 138 m², the price per square metre works out at approximately €3,143. This is considerably lower than in many Randstad municipalities, making Noordoostpolder attractive for buyers seeking space.
How long does a property typically stay on the market in Noordoostpolder?
The current average time on the market can be found at the top of this page. With 329 homes sold in the past year, there is a healthy turnover. The market in Noordoostpolder is balanced: no extreme shortage, but desirable homes still sell quickly.
Which neighbourhoods in Noordoostpolder are most popular for buying a home?
Marknesse scores the highest with an 8.6 from residents, followed by Emmeloord with an 8.2 and Tollebeek with an 8.0. Emmeloord offers the most amenities and the largest selection. Marknesse and Tollebeek mainly attract families who want to live in a village setting at lower prices.
Is Noordoostpolder a good place to buy a home?
Residents rate Noordoostpolder an 8.2 out of 10. Strong points are safety (8.6), the green environment (8.5) and education (8.3). With a WOZ value of €310,000 and a labour participation rate of 69%, the municipality is financially stable. You get a lot of living space for your budget here, although amenities outside Emmeloord are more limited.
What are the additional costs when buying a home in Noordoostpolder?
Expect 4 to 6% in additional costs on top of the purchase price. This includes transfer tax (2% for home movers; first-time buyers under 35 are exempt up to €510,000), notary fees, valuation costs and possibly estate agent fees. For a home of €433,812, this amounts to approximately €17,000 to €26,000 extra.
What about accessibility in Noordoostpolder?
Emmeloord is directly on the A6 motorway, meaning you can reach Zwolle or Lelystad in about 45 minutes. To Amsterdam it takes just over an hour by car. Public transport is available via bus lines, but there is no train station. The smaller villages are almost entirely car-dependent. Residents give accessibility an 8.3, but that mainly applies to car drivers.
Can I search for homes per neighbourhood in Noordoostpolder?
Yes, on Buurtje.nl you can search per neighbourhood. The municipality has ten villages besides Emmeloord, each with its own page, including Marknesse, Tollebeek, Kraggenburg, Nagele and Luttelgeest. Per neighbourhood you can see the available listings, the neighbourhood score and reviews from residents.
How many homes are there in total in Noordoostpolder?
The municipality has 20,755 homes, of which 66% are owner-occupied and 34% are rental properties. Of the rental properties, 23% are owned by housing associations. A large part of the housing stock dates from the 1950s and 1960s, when the polder was developed, but new construction is also taking place.
very many cultures, which is sometimes not pleasant. since talking to each other is then sometimes quite limited. also not very pleasant always to walk around at night
Auto-translated to English by AIthe Dutch residents are rapidly decreasing and the non-Dutch are rapidly increasing
Auto-translated to English by AII'm quite satisfied with where I live, just a shame that there are better facilities
Auto-translated to English by AIAlways lively and actually never any arguments with people here.
Auto-translated to English by AIA cosy neighbourhood where you can enjoy a lovely walk and the children can play freely
Auto-translated to English by AIVillage with amenities, supermarket, pharmacy, butcher and baker. GP practice. Easy-going village, green surroundings, Emmeloord nearby. Short distance from the Wieden and Weerribben. Motorway A6 nearby. And still plenty of space for residents in the village.
Auto-translated to English by AICould be a bit greener
Auto-translated to English by AIPeople are friendly, greet each other. In case of emergency, they're there for everyone. Quite a white neighbourhood though. Streets and pavements are clean, almost no dog poo. You can moor your boat in the little harbour without paying mooring fees and you can walk straight into the park, where there are also football goals set up. A really good neighbourhood, so!!
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