Homes for sale in Zwartewaterland
View the current supply of homes for sale in Zwartewaterland, with neighbourhood scores and resident reviews for each property. Compare districts and find your home.
Buying a house in Zwartewaterland: the housing market in 2026
Zwartewaterland is a municipality in the northwest of Overijssel consisting of three historic cores: Hasselt, Genemuiden and Zwartsluis. With over 23,400 residents, it is a compact municipality where water is never far away. The Zwarte Water, the Overijsselse Vecht and the Zwarte Meer shape the landscape and identity of this region. Buying a house here means choosing an environment with a village character, plenty of greenery and a strong sense of community, but also good connections to Zwolle (15 minutes by car) and the rest of Overijssel.
The housing market in Zwartewaterland is predominantly an owner-occupied market: 72% of the more than 9,196 homes are owner-occupied, only 28% are rental. The average WOZ value is €297,000. Over the past twelve months, 86 homes were sold at an average purchase price of €429,372, with a range from €185,000 to €950,000. The average floor area of sold homes is 139 m². Supply is limited for a municipality of this size, indicating a fairly tight market. At the top of this page you will always find the current state of affairs: the current supply, the average asking price and the time to sell. Buurtje.nl combines homes from more than 1,500 sources and adds neighbourhood scores and resident reviews, so you look beyond just the home itself.
The best neighbourhoods to buy a house in Zwartewaterland
Zwartewaterland has six neighbourhoods, each with its own character. From the lively carpet town of Genemuiden to the quiet polder landscape of Mastenbroek: the differences are greater than you might expect at first glance. Below are the most important neighbourhoods for buyers.
Genemuiden, bustling and close-knit
Genemuiden is the largest core of Zwartewaterland and is known for its carpet and textile industry. It is a village with strong community ties, many clubs and a compact centre with shops and amenities. Families form the largest group of households here. Residents give Genemuiden a neighbourhood score of 8.4 on Buurtje.nl, with notably high marks for education (9.3) and beauty (8.7). One resident describes it as follows: "A close-knit community where you quickly find your place." House prices here are around the municipal average, with many terraced houses and semi-detached homes. View the supply in Genemuiden for the current situation.
Hasselt, historic and compact
Hasselt is one of the oldest cities in Overijssel, with city rights dating back to 1252. The small historic centre with the Grote Kerk and the city moats gives it a special atmosphere. Hasselt attracts buyers who love character and tranquillity, but also want to be in Zwolle quickly. The supply consists of a mix of older homes in the centre and newer family homes on the outskirts. Prices are generally slightly lower than in Genemuiden, making it interesting for first-time buyers. View homes for sale in Hasselt.
Zwartsluis, living by the water
Zwartsluis lies at the point where the Zwarte Water and the Meppelerdiep meet, near the Zwarte Meer. This fortified town is popular with water sports enthusiasts and people seeking space. There are marinas, a cosy village centre and a number of new-build projects. If you want to buy an apartment in Zwartewaterland, you will occasionally find supply near the water here. Prices vary widely: a home on the water is considerably more expensive than a terraced house in the village. Discover the housing supply in Zwartsluis.
Mastenbroek, space in the polder
Mastenbroek is the rural outlying area between Hasselt, Genemuiden and Kampen. Here you will find detached homes, farmhouses and plenty of space. It is the place for buyers who consciously choose peace and a large plot, and are willing to drive a bit further for amenities. Prices here are at the upper end of the range. View the supply in Mastenbroek.
In addition, there are two other areas worth exploring. Kamperzeedijk is a ribbon village along the dyke towards Kampen, with a handful of homes in a rural setting. And the rural area around Hasselt offers similar tranquillity to Mastenbroek, but closer to the amenities of Hasselt. On the municipality page of Zwartewaterland you will find all ratings and reviews per neighbourhood.
What to look out for when buying a home in Zwartewaterland?
Firstly: pay close attention to the differences between the cores. Genemuiden, Hasselt and Zwartsluis each have their own price level, amenities and atmosphere. Buying a home in Zwartewaterland without comparing the three villages is a missed opportunity. Walk around on a weekday to get a real feel for the atmosphere.
Secondly: the market is tight. With 86 sales in a whole year, supply is limited, and popular homes sell quickly. Make sure your financing is in order before you go viewing, because overbidding does occur, especially for family homes in Genemuiden and Zwartsluis.
Thirdly: pay attention to accessibility. Zwartewaterland does not have its own train station. You rely on the car or bus to Zwolle or Kampen. For commuters, the distance to the A28 is an important point that varies per neighbourhood.
Finally: use neighbourhood data in your choice. On Buurtje.nl you can compare scores per neighbourhood on safety, greenery, amenities and community. This gives a fairer picture than just a viewing. Are you also considering renting? Then view the rental homes in Zwartewaterland as an alternative.
What residents say about living in Zwartewaterland
Residents rate Zwartewaterland with an 8.4 out of 10, based on 3 reviews. Notably high are education (9.3) and the beauty of the surroundings (8.7). Safety and greenery both score 8.3. A resident of Genemuiden writes: "The schools are good, the surroundings are beautiful and you know your neighbours. For children, it's great here." You can read the full ratings and reviews on the page with all resident reviews of Zwartewaterland.
Homes for sale near Zwartewaterland
Are you looking beyond just Zwartewaterland? The region offers more options. Directly to the south lies Dalfsen, with a similar rural character but closer to Zwolle. Further away but easily accessible are homes for sale in Deventer and the supply in Almelo. For those looking towards Twente, Borne and Enschede are also worth a look.
View the current supply of homes for sale in Zwartewaterland
At the top of this page you will find the complete, daily updated overview of homes for sale in Zwartewaterland. Use the filters on price, floor area and energy label to search specifically. With each home you will immediately see the neighbourhood information and scores, so you can assess not only the home but also the surroundings. More information about the municipality, the cores and life in Zwartewaterland can be found on the municipality page. On the website of the municipality of Zwartewaterland you can read about local regulations and building plans.
Frequently asked questions
How many homes for sale are there in Zwartewaterland?
The current number of homes for sale in Zwartewaterland can be found at the top of this page. The supply changes daily and is compiled from more than 1,500 sources, giving you a complete overview of what is available.
What does a home cost in Zwartewaterland?
The average purchase price in Zwartewaterland over the past year was €429,372, with a range from €185,000 to €950,000. Prices vary significantly by area: in Hasselt you generally find the most affordable homes, while detached houses in Mastenbroek and water homes in Zwartsluis are at the upper end.
What is the average price per square metre in Zwartewaterland?
Based on an average purchase price of €429,372 and an average floor area of 139 m², the price per square metre comes to approximately €3,089. This is an average; compact homes in village centres typically have a higher m² price than more spacious homes on the outskirts.
How long does a home stay on the market on average in Zwartewaterland?
The current average selling time can be found at the top of this page. With only 86 sales in the past year and limited supply, the market in Zwartewaterland is tight. Popular homes, especially family houses in Genemuiden and Zwartsluis, sell relatively quickly.
Which neighbourhoods in Zwartewaterland are most popular for buying a home?
Genemuiden is the largest town and scores 8.4 among residents, with a 9.3 for education. Zwartsluis is popular with water sports enthusiasts and offers a unique waterside location. Hasselt attracts buyers with its historic character and relatively lower prices. Each village has its own atmosphere, so visit all three before deciding.
Is Zwartewaterland a good place to buy a home?
Zwartewaterland scores 8.4 among residents, with high marks for education (9.3) and beauty (8.7). The municipality has 23,448 inhabitants, a labour participation rate of 71% and an average income of €34,200. The WOZ value of €297,000 is below the average selling price, indicating a rising market. It is a quiet, green municipality with good schools, but you are dependent on the car.
What are the additional costs when buying a home in Zwartewaterland?
Expect 4 to 6% on top of the purchase price in additional costs. This includes 2% transfer tax (buyers under 35 buying for the first time may qualify for an exemption up to the limit), notary fees for the deed of transfer and mortgage deed, valuation costs and possibly estate agent fees. With an average purchase price of €429,372, this amounts to approximately €17,000 to €26,000 extra.
How accessible is Zwartewaterland?
Zwartewaterland does not have its own train station. The municipality is best reached by car via the N331 and N334, connecting to the A28 near Zwolle. By car, you can reach Zwolle in about 15 minutes and Kampen in 20 minutes. Buses run to Zwolle and Kampen, but for daily commuting a car is almost essential.
Can I search for homes for sale by neighbourhood in Zwartewaterland?
Yes, you can search by neighbourhood. Zwartewaterland is divided into six neighbourhoods: Genemuiden, Hasselt, Zwartsluis, Mastenbroek, Kamperzeedijk and Landelijk gebied Hasselt. Per neighbourhood you can see the current supply, neighbourhood scores from residents and reviews, so you can compare effectively.
How many homes are there in total in Zwartewaterland?
Zwartewaterland has 9,196 homes. Of these, 72% are owner-occupied and 28% are rental properties. Of the rental properties, 20% are owned by housing associations and 8% by other landlords. The majority of households are families with children (3,781), and 48% of residents are married.
Downside 1 that needs to be addressed: people drive much too fast on the Hoofdspoor, usually young lads in beat-up cars, but also electric vans. Downside 2: front gardens are being paved over at a rapid pace, which causes waterlogging.
Auto-translated to English by AIIt's a nice neighbourhood to live in. Child-friendly especially, playgrounds are easily accessible. A downside is that sometimes people drive a bit too fast.
Auto-translated to English by AIIt's a very nice neighbourhood where everyone greets each other, new neighbours are always welcome
Auto-translated to English by AI
