Vliegendijk 2
De Hoven, Zutphen
AreaA riverside home with character
Vliegendijk 2 sits in De Hoven, a neighbourhood that residents describe as green and close to the city. The semi-detached house dates from 1941 and carries energy label E, which is the least efficient label, so expect higher energy costs. The asking price of €545,000 sits on the high side compared with the average for semi-detached houses in Zutphen, where the average asking price is €551,833.
The house itself
According to the agent, the home has six rooms, four bedrooms and one bathroom spread over two floors, with a volume of 655 m³. The BAG registration lists a living area of 114 m², while the agent lists 135 m². The plot measures 645 m² in both sources. The property includes a back garden of 435 m² with a side garden, a detached brick garage, and full ownership. The agent notes partial double glazing and a central heating boiler. The home is set by the water in a residential area.
Life in De Hoven
Residents of the district give it an average score of 8.77, based on three reviews. One resident says: "Within a two-minute walk you are already in the city centre, which makes living here very practical and pleasant." Another mentions: "Nice residents' committee that is greening the neighbourhood. Small park a 1-minute walk away, supermarket and nice shops." A third resident notes some nuisance from neighbours and older houses. The neighbourhood has 2,315 residents, with a mix of ages. For a sense of what the De Hoven neighbourhood feels like, the reviews paint a picture of a green, sociable area close to the river.
Amenities and transport
Daily life is well served here. The GP practice is just around the corner, and the nearest supermarket, SPAR, is a ten-minute walk away. Jenaplanschool de Hoven is on your doorstep for primary education. The bus stop IJsselbrug, a couple of streets away, runs lines 504, 515 and 604. Zutphen train station is a ten-minute walk, and the pharmacy is also within walking distance. The hospital Gelre Zutphen is further out. For a broader view of the area, the municipality of Zutphen offers the full range of amenities.
WOZ and address data
The WOZ value is €305,000, with a reference date of 1 January 2025. The asking price is 79% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 55%, from €197,000 to €305,000. As for address-level indications, road traffic noise is measured at 66 dB Lden, above the noise standard, while railway and industrial noise are below their standards. The foundation risk indication is elevated, based on area-level data, and pluvial flooding risk is medium, with flood risk currently low and remaining low in 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via two channels, including Hemeltjen 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 Vliegendijk 2, Zutphen
How does the asking price compare to the WOZ value?
The asking price of €545,000 is 79% above the WOZ value of €305,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The gap between asking price and WOZ is a fact about the listing, and what it means for negotiations is for you to judge.
What is the layout of this semi-detached house?
According to the agent, the home has six rooms, four bedrooms and one bathroom across two floors, with a volume of 655 m³. The living area is listed as 135 m² by the agent, while the BAG registration states 114 m². The plot is 645 m². There is a back garden of 435 m², a side garden and a detached brick garage.
What does energy label E mean for this home?
Energy label E is the least efficient label on the scale, so you can expect higher energy costs compared with more efficient homes. The agent notes partial double glazing and a central heating boiler. The label itself does not say anything about the structural condition of the home, only about its energy performance.
What is the foundation risk for this address?
The foundation risk indication for this address is elevated, based on area-level data. The home was built in 1941 on clay soil, and the groundwater level is expected to drop towards 2050, which can increase risk for wooden foundations. This is an area-level indication, not an inspection of this specific property.
What amenities are within walking distance?
The GP practice Huisartsenpraktijk de Hoven is just around the corner at 167 metres. The nearest supermarket, SPAR, is 781 metres away, and Jenaplanschool de Hoven is 236 metres for primary education. The bus stop IJsselbrug is 261 metres away with lines 504, 515 and 604, and Zutphen train station is 740 metres.
What do residents say about living in De Hoven?
Residents of the district give it an average score of 8.77, based on three reviews. One resident praises the proximity to the city centre and the river IJssel, while another highlights the green initiatives and the small park nearby. A third resident mentions some nuisance from neighbours and older houses in the area.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose by 55%, from €197,000 to €305,000. The reference date for the current value is 1 January 2025. This development reflects the municipal valuation over that period, not the current market value of this specific home.
What is the noise situation at this address?
Road traffic noise is measured at 66 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 50 dB Lden and industrial noise is 50 dB Lden, both below their respective standards. These are area-level indications from public data, not measurements taken at the property itself.
How many homes are currently for sale in De Hoven?
There are currently six homes for sale in De Hoven, with asking prices ranging from €310,000 to €1,100,000. The average asking price is €551,833 and the median is €468,500. The average price per square metre is €3,903, based on the current listings.
What schools are near this home?
Jenaplanschool de Hoven, a primary school with 52 pupils, is 236 metres away. For secondary education, Kompaan College is 719 metres away with 604 pupils, and Vrijeschool Zutphen VO, Reggestroom is 1,066 metres. There are 38 schools within a 5-kilometre radius.
