Breegraven 116
Dorp Warnsveld, Zutphen
NeighbourhoodA 1930s semi-detached house in Warnsveld
This 1930s semi-detached house sits in the heart of Dorp Warnsveld, a village-like neighbourhood within the municipality of Zutphen. With its classic brick facade and a carport, it has plenty of character. The asking price of €399,000 is sharp compared to the average asking price in the neighbourhood, which is 48% lower than the average of €768,469. For context, semi-detached houses in Zutphen are listed at various price points.
Inside the home
According to the agent, the home has four rooms, three bedrooms, and one bathroom spread over three floors. The living area is listed as 82 m² by the agent, while the BAG registration records 95 m². The plot is 225 m². The garden wraps around the house with a front, side, and back garden, plus a sun terrace facing southwest, accessible via the back. There is a carport for parking. The home has partial double glazing and a central heating boiler. It is freehold ownership.
Life in Dorp Warnsveld
Dorp Warnsveld is a friendly place, according to residents of the district. One resident says: "As far as I know, many nice people live here, you can walk and cycle wonderfully, I just love where I live." Another adds: "very friendly people! lots of places to play outside. easily accessible by public transport." The district scores an average of 9.0 out of 10 based on three reviews. The neighbourhood has about 3,815 inhabitants, with a mix of ages. It's a place where people seem to look out for each other. For more on the Dorp Warnsveld neighbourhood, you can see what else is nearby.
Amenities and transport
Daily errands are easy from here. The Lidl is on your doorstep, and the Albert Heijn is just around the corner. For primary education, Kindcentrum Adriaan van den Ende is a couple of streets away, and secondary options like Isendoorn College are also close. The GP practice Huisartsenpraktijk Bouma and BENU Apotheek Warnsveld are both a short walk. For public transport, the bus stop Warnsveld, Dreiumme is just around the corner, with lines 28, 83, 193, 651, and 682. The train station Zutphen is about a ten-minute walk. All this is part of the municipality of Zutphen.
WOZ value and address data
The WOZ value for this home is €412,000 as of 1 January 2025. The asking price is 3% below this value. Between 2020 and 2025, the WOZ value rose by 63%, from €253,000 to €412,000. As for address risks, the noise level from road traffic is 49 dB Lden, which is above the norm, while railway noise is 22 dB Lden, below the norm. The foundation risk indication is medium, and the soil is clay. Pluvial flooding risk is elevated, and flood risk is medium for both current and 2050 scenarios. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Kathalijne de Wilde Makelaardij.
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About Breegraven 116, Warnsveld
How does the asking price compare to the WOZ value?
The asking price of €399,000 is 3% below the WOZ value of €412,000 (reference date 1 January 2025). This means the asking price is slightly lower than the municipal valuation. The WOZ value is not the market value, but it gives an indication of the official worth. The price per square metre, based on the agent's living area of 82 m², is €4,866.
What is the layout of this semi-detached house?
According to the agent, the home has four rooms, three bedrooms, and one bathroom, spread over three floors. The living area is listed as 82 m² by the agent, while the BAG registration records 95 m². The plot is 225 m². There is a garden on all sides, including a sun terrace facing southwest, and a carport for parking.
What is the energy label and what does it mean for costs?
The energy label is D. This label indicates that the home is not the most efficient, so you can expect moderate energy costs. The home has partial double glazing and a central heating boiler. The energy label is based on the official registration and does not reflect the actual condition of the home.
What is the foundation risk for this home?
The foundation risk indication for this address is medium. This is based on area-level data, not an inspection of this specific home. The home was built in 1932 on clay soil, which may mean wooden piles or a shallow foundation. Additionally, 78% of properties in this postcode area were built before 1970, which is a KCAF attention area.
What are the noise levels like at this address?
The noise level from road traffic is 49 dB Lden, which is above the Dutch noise norm. Railway noise is 22 dB Lden, which is below the norm. These are area-level indications based on public data from 2022 and 2023. They do not reflect the exact noise you would experience inside the home.
What supermarkets are nearby?
The nearest supermarket is Lidl, just 131 metres away, so on your doorstep. Albert Heijn is 352 metres away, a couple of streets. Aldi is about 1.2 km, and Jumbo is about 1.6 km. There are 12 supermarkets within 5 km, so you have plenty of choice for groceries.
What schools are in the area?
Kindcentrum Adriaan van den Ende, a primary school, is 164 metres away. For secondary education, Isendoorn College voor Mavo Havo en Atheneum is 314 metres away, and Isendoorn College is 397 metres away. There are also other primary schools like Daltonschool de Morgenzon within walking distance.
How is the public transport connection?
The nearest bus stop is Warnsveld, Dreiumme, 262 metres away, with lines 28, 83, 193, 651, and 682. Another stop, Warnsveld, Lage Weide, is 333 metres away with similar lines. The train station Zutphen is 2.3 km away, about a ten-minute walk or short bike ride.
What is the neighbourhood like?
Residents of the district give it an average score of 9.0 out of 10. One resident says: "As far as I know, many nice people live here, you can walk and cycle wonderfully, I just love where I live." Another mentions: "very friendly people! lots of places to play outside. easily accessible by public transport." The neighbourhood has about 3,815 inhabitants.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value increased by 63%, from €253,000 to €412,000. This shows a significant rise in the official valuation over the period. The reference date for the current WOZ value is 1 January 2025.
Statistics for Dorp Warnsveld
Figures on residents, liveability and the housing market
| Sale price | €768,469 | €656,250 |
|---|---|---|
| Sale per m² | €3,693 | – |
Experiences from Warnsveld
How residents experience their district
As far as I know, many nice people live here, you can walk and cycle wonderfully, I just love where I live.
Auto-translated to English by AIGood, friendly, and helpful
Auto-translated to English by AIvery friendly people! lots of places to play outside. easily accessible by public transport. the water basin at the fountains could do with a thorough clean, the bottom has become much shallower and it's not the cleanest water for fish to live in. other than that, everything is great.
Auto-translated to English by AIStatistics for Warnsveld
Figures on residents, liveability and the housing market
| Sale price | €744,441 | €638,824 |
|---|---|---|
| Sale per m² | €3,731 | – |
| Rent price | €1,325 p/m | €1,325 p/m |
| Rent per m² | €10 p/m | – |
Experiences from Zutphen
How residents experience their municipality
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.
Auto-translated to English by AIStatistics for Zutphen
Figures on residents, liveability and the housing market
| Sale price | €503,935 | €461,794 |
|---|---|---|
| Sale per m² | €3,797 | – |
| Rent price | €1,490 p/m | €1,500 p/m |
| Rent per m² | €12 p/m | – |
Location and amenities
Breegraven 116, Warnsveld
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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