Homes for sale in Zutphen
View the current supply of homes for sale in Zutphen. Compare prices, neighbourhoods and neighbourhood scores to find the right home in the right neighbourhood.
Buying a home in Zutphen: the housing market in 2026
Zutphen is one of the oldest cities in the Netherlands, located on the IJssel in the heart of Gelderland. With nearly 49,000 residents, it is large enough for good amenities but small enough to remain manageable and personal. The historic city centre with its Gothic architecture, the Walburgiskerk and the Librije attracts culture lovers, while the riverside location and green hinterland appeal to families and nature enthusiasts. Zutphen station offers direct trains to Deventer, Apeldoorn and Arnhem, making the city attractive for commuters.
Of the more than 23,000 homes in Zutphen, 56% are owner-occupied. The average WOZ value is €311,000. In the past twelve months, 266 homes were sold at an average purchase price of €483,323, with a range from €165,000 to €1,750,000. The average floor area of sold homes is 135 m². This makes the market more accessible than many Randstad municipalities, although you will notice that prices in Zutphen have risen sharply in recent years. At the top of this page you will find the current listings with asking prices and selling times. Buurtje.nl aggregates homes from more than 1,500 sources and adds neighbourhood scores and resident reviews, so you can assess not only the home but also the neighbourhood.
The best neighbourhoods to buy a home in Zutphen
Zutphen has six clearly distinct residential areas, each with its own character. Whether you are a first-time buyer looking for an apartment in the centre, a family wanting space in a green suburb, or someone moving up the property ladder seeking peace and quality: there is something for everyone. Below are the main neighbourhoods at a glance.
Warnsveld, village living on the edge of the city
Warnsveld is officially a village within the municipality of Zutphen, but feels like an independent community. With a neighbourhood score of 9.0 based on 3 reviews, it is the best-rated neighbourhood in Zutphen. Here you will find spacious detached homes and semi-detached houses, often with large gardens. Prices are above the municipal average, but you get plenty of space and greenery in return. Warnsveld has its own shopping centre, primary schools and sports clubs. It is a neighbourhood for those moving up the property ladder and families who want village living with urban amenities within cycling distance. View the listings in Warnsveld for current homes.
Centrum and De Hoven, living between history and the IJssel
The historic centre of Zutphen scores an 8.8 from residents, which is not surprising. The medieval streets, canals and cultural offerings make this a special place to live. One resident wrote: "The city centre has a very unique atmosphere, with beautiful old buildings and cosy terraces. You have everything within walking distance." Here you will mainly find apartments and monumental townhouses. De Hoven, on the other side of the IJssel, offers a quieter alternative with more family homes. If you want to buy an apartment in Zutphen, the centre offers the most choice. Prices vary widely: from compact city apartments to expensive canal houses. Discover homes in Centrum and De Hoven.
Noordveen, affordable and well-connected
Noordveen lies north of the centre and scores an 8.2 from residents. The neighbourhood consists mainly of terraced houses and semi-detached homes from the 1970s and 1980s. Prices are below the Zutphen average, making Noordveen interesting for first-time buyers and young families. There are primary schools nearby and the De Laarberg shopping centre is easily accessible. The neighbourhood is close to the main roads towards the A1. View the housing supply in Noordveen.
Leesten, modern and family-friendly
Leesten is one of the newer expansion neighbourhoods on the eastern side of Zutphen. Residents give the neighbourhood a 7.8. Here you will find modern family homes, often with energy label A or B, and plenty of green spaces have been created. The neighbourhood has its own primary schools, a sports park and good cycling connections to the centre. Leesten mainly attracts young families looking for new-build quality without having to leave the city. Prices are around or slightly above the municipal average. View the available homes in Leesten.
In addition, there are other neighbourhoods worth considering. The Waterkwartier (neighbourhood score 7.2) is a characteristic working-class neighbourhood close to the station, with relatively affordable homes but varying quality. The Zuidwijken (neighbourhood score 7.1) offer spacious post-war homes in a green setting. Want to compare all neighbourhoods based on resident reviews? Then view all reviews and scores of Zutphen.
What to look out for when buying a home in Zutphen?
Firstly: pay close attention to the differences between neighbourhoods. The difference in neighbourhood score between Warnsveld (9.0) and the Zuidwijken (7.1) is large, and this also translates into living experience. A home in Warnsveld costs significantly more than in Noordveen, but the neighbourhood also suits a different type of buyer. Take the time to visit neighbourhoods at different times of the day.
Secondly: take the state of maintenance into account. Zutphen has many pre-war and post-war homes. Especially in the centre and the Waterkwartier, foundation problems can occur due to the proximity to the IJssel. A structural survey is not a luxury here but a necessity.
Thirdly: accessibility varies by neighbourhood. If you live near Zutphen station, you are within a quarter of an hour of Deventer Central. But from Warnsveld or Leesten, it takes longer to reach the station. Also check the website of the municipality of Zutphen for current plans regarding traffic and housing construction.
Finally: use the neighbourhood scores and resident reviews on Buurtje.nl to objectively compare neighbourhoods. Figures on safety, greenery and amenities give a fairer picture than just a viewing. Are you also considering renting a home in Zutphen? Then it is certainly worth a look, as 44% of the housing stock is rental.
What residents say about living in Zutphen
Zutphen receives an average score of 7.8 out of 10 from residents, based on 22 reviews. Notably high scores are for greenery (8.7), accessibility (8.4) and education (8.4). The cleanliness of public spaces scores the lowest at 6.7, something to keep in mind. A resident of Centrum - De Hoven described it as follows: "Zutphen is a city with a rich history and a nice size. You know your neighbours, but still have all amenities." The best-rated neighbourhoods are Warnsveld (9.0) and Centrum - De Hoven (8.8). Read all reviews of Zutphen to get a complete picture.
Homes for sale near Zutphen
Looking beyond Zutphen alone? The region offers many possibilities. In Apeldoorn you will find a larger supply in a bigger city. Berkelland is interesting if you want to live rurally at lower prices. Arnhem and Barneveld are also within commuting distance. For those seeking the Achterhoek area, Aalten is an option with a completely different price level.
View the current homes for sale in Zutphen
At the top of this page you will find all homes for sale in Zutphen currently available, aggregated from more than 1,500 sources. Use the filters on price, floor area and energy label to search specifically. For each home, you will immediately see the neighbourhood score and what residents think of the area. This way, you not only buy a home but also consciously choose a neighbourhood that suits you.
Frequently asked questions
How many owner-occupied homes are for sale in Zutphen?
The current number of owner-occupied homes in Zutphen changes daily. At the top of this page you can see the current supply, aggregated from more than 1,500 sources. This way you won't miss any home that comes on the market.
What does an owner-occupied home cost in Zutphen?
The average purchase price in Zutphen over the past year was €483,323. The range runs from €165,000 for a compact apartment to €1,750,000 for the most expensive homes. Warnsveld and the centre are the more expensive neighbourhoods, while Noordveen and Waterkwartier are more affordable.
What is the average price per square metre in Zutphen?
Based on an average purchase price of €483,323 and an average area of 135 m², the price per square metre comes to approximately €3,580. This varies by neighbourhood: in the centre you pay more per square metre than in the suburbs.
How long does a home stay on the market on average in Zutphen?
The current average selling time can be found at the top of this page. The market in Zutphen has been relatively tight in recent years, meaning desirable homes sell quickly. In popular neighbourhoods like Warnsveld and the centre, it often goes even faster.
Which neighbourhoods in Zutphen are most popular for buying a home?
Based on neighbourhood scores, Warnsveld (9.0), Centrum - De Hoven (8.8) and Noordveen (8.2) are rated highest. Warnsveld is popular for its village character, the centre for its historic atmosphere and amenities, and Noordveen for its affordability and accessibility.
Is Zutphen a good place to buy a home?
Zutphen scores a 7.8 from residents, with high marks for green space (8.7), accessibility (8.4) and education (8.4). The city has nearly 49,000 inhabitants, good train connections and an average income of €34,400. The WOZ value of €311,000 is below the national average, making Zutphen relatively affordable for a city in Gelderland.
What are the additional costs when buying a home in Zutphen?
Expect 4 to 6% on top of the purchase price. This includes transfer tax (2%, or 0% with the starter exemption for buyers under 35 for homes up to €510,000), notary fees, valuation costs and possibly estate agent fees. For a home of €483,323, this amounts to approximately €19,000 to €29,000 in additional costs.
Are there risks when buying an older home in Zutphen?
Zutphen has many pre-war homes, especially in the centre and Waterkwartier. Due to its location on the IJssel, foundation problems can occur. A structural survey is strongly recommended. Also pay attention to the energy label: older properties often have label D or lower, which means higher heating costs.
Can I search for owner-occupied homes per neighbourhood in Zutphen?
Yes, you can search per neighbourhood. Zutphen is divided into six residential areas: Warnsveld, Centrum - De Hoven, Noordveen, Leesten, Waterkwartier and Zuidwijken. Per neighbourhood you will find the housing supply, neighbourhood scores and resident reviews.
How is the accessibility of Zutphen by public transport?
Zutphen station is centrally located and offers direct trains to Deventer (10 min), Apeldoorn (20 min) and Arnhem (35 min). Residents rate the accessibility at 8.4. The A1 can be reached via the N348 in about 15 minutes, which suits commuters to the Randstad or Twente well.
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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