van Dorenborchstraat 165
7203 CC Zutphen · Deventerweg en Polbeek, Zutphen
- Apartment
- Year built 1997
- 90 m² reside
- E energy label
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In brief
van Dorenborchstraat 165 in Zutphen is a apartment from 1997 with 90 m² living area and energy label E, in neighbourhood Deventerweg en Polbeek (municipality Zutphen). The indicative market value is € 349.000 to € 386.000. Living environment: noise 54 dB (moderate), air quality above WHO recommendation, 60% green within 500 m, in a flood up to 3,2 m of water. Air traffic: approximately 15 aircraft per day below 3,000 m within 2 km. Neighbourhood livability: good.
Everything on this page comes from public registers and maps and is free. Collecting it yourself takes hours per property; here it’s gathered in one second. Under each section you can read what the figure means for living here.
Location
Value indication
The sources are close to each other: the indication is relatively reliable as a starting point for an offer or asking price. Prices in the region are rising moderately; overbidding is common but not automatic. The paid home report adds the actual sale prices of comparable homes from the Kadaster and a modelled value.
Market
- +4,4% sale prices Gelderland in one year (CBS price index, sep 2026)
- € 444.637 average sale price in the municipality of Zutphen in 2025 (CBS/Kadaster)
- € 331.000 average WOZ value neighbourhood Deventerweg en Polbeek (CBS 2024)
How the indication is composed
| Source | Baseline value | To current price level | Weight |
|---|---|---|---|
| Valeur WOZ 2025 de ce logement date de référence 1 janvier 2024 |
€ 304.000 | € 371.506 +22,2% since 2024 K1 |
50% |
| 40 logements comparables dans 110 m médiane WOZ par m², indexée |
€ 4.128/m² | € 371.520 | 42% |
| Moyenne de quartier Deventerweg en Polbeek CBS WOZ 2024 (€ 331.000) / moy. 115 m² |
€ 2.878/m² | € 326.902 +26,2% since 2023 K1 |
8% |
WOZ value of this home over the years
- 2015 € 161.000
- 2016 € 160.000
- 2017 € 156.000
- 2018 € 163.000
- 2019 € 167.000
- 2020 € 208.000
- 2021 € 227.000
- 2022 € 238.000
- 2023 € 299.000
- 2024 € 315.000
- 2025 € 304.000
WOZ value per tax year (valuation date January 1 of the previous year), as determined by the municipality.
Similar properties in the area (40 found)
- van Dorenborchstraat 171 € 4.128/m² WOZ, indexed
- van Dorenborchstraat 173 € 4.576/m² WOZ, indexed
- van Dorenborchstraat 169 € 4.128/m² WOZ, indexed
- van Dorenborchstraat 167 € 4.128/m² WOZ, indexed
- van Dorenborchstraat 175 € 4.576/m² WOZ, indexed
- van Dorenborchstraat 129 € 4.155/m² WOZ, indexed
Calculation method and sources
Methodology: each source has been adjusted from its reference date to current price levels using the CBS price index for existing owner-occupied homes (by province, for Amsterdam, Rotterdam, The Hague and Utrecht by city; the most recent months use the national monthly index). The midpoint is the weighted average; the range follows from the spread between sources (minimum 5%). National government, location within the street, leasehold and property-specific details are not included. This is not an appraisal.
Features
- Home type
- Apartment
- Purpose of use
- Residential use
- Year built
- 1997
- Living area
- 90 m²
- Building area
- 1.176 m²
- Plot area
- 4.150 m²
- Energy label
- E
- Dwelling status
- In use
- Building status
- In use
- BAG address identifier
- 0301200000020477
- BAG residence object
- 0301010000020477
- BAG building
- 0301100000034585
Source and method
Basic Registration Addresses and Buildings (Kadaster) and the energy label register. Plot area is the total cadastral area; for apartments this is the entire building plot.
Plot, soil and zoning
The ground is stable here.
- Parcel area (BAG)
- 4.150 m² the entire building plot
- Foundation risk in Deventerweg en Polbeek
- 0,0% of homes at risk of pile rot (very low) 2050 high scenario 0,0%, subsidence 1,0%; municipality Zutphen 0,1% — Climate Impact Atlas (Deltares/KCAF)
- Soil subsidence in Deventerweg en Polbeek
- −0,8 mm per year shallow +0,1 mm; municipality Zutphen −1,2 mm
- Kadaster, elevation, zoning, soil
- being retrieved…
Source and method
Plot: Kadaster (BRK, via PDOK; the parcel boundary is shown on the map above). Elevation: Actueel Hoogtebestand Nederland. Zoning: ruimtelijkeplannen.nl (zoning plans up to 1-1-2024; newer rules are in the municipality's environmental plan). Soil and foundation: Klimaateffectatlas (CC BY 4.0) and RVO/KCAF. Indicative only, not structural or legal advice.
Energy and heat
An inefficient property: high energy costs, draughts and cold walls in winter and often too warm in summer. Expect a sustainability budget of tens of thousands of euros, with ISDE subsidy, and a lower WWS score when renting. Lenders often calculate higher housing costs here. A comparable property spends per year about € 621 less more on energy than the average property in Deventerweg en Polbeek.
Energy label
E provisional label
- Label A or better in Deventerweg en Polbeek
- 24% of the homes
An estimate from the government based on construction year and type, not recorded after an inspection; a definitive label is required when selling or renting.
With label E, F or G the home scores 4 to 15 WWS points negative; improving sustainability (insulation, heat pump) may qualify for ISDE subsidy.
Consumption and costs
€ 125 per month at an average consumption
- Natural gas
- 520 m³ per year; neighbourhood 870
- Electricity
- 1.750 kWh per year; neighbourhood 2.270
- Costs per year
- € 1.500 gas € 722, electricity € 454, fixed costs € 324
- Average home in Deventerweg en Polbeek
- € 2.121 per year
- Solar panels
- 5% of comparable homes; neighbourhood 30%
Source and method
Average supply to homes of this type, this size and construction period (CBS 2025, temperature‑corrected), at average consumer tariffs of Sep 2026 (CBS: 1,39 per m³ and 0,26 per kWh including tax, with fixed charges and energy tax reduction). Actual consumption depends on occupants and installation.
Heat transition and subsidy
- Heat network in development
- Noordveen Initiatiefase, MT-net met MT-bron, expected 2038
- Heating in Deventerweg en Polbeek
- 74% central heating boiler, 25% block heating 2022
- Geothermal potential
- Unfavourable Slochteren formation, WarmteAtlas
ISDE 2026 (€ 500 million): subsidy for insulation, (hybrid) heat pump, solar water heater, ventilation and a connection to a heat network (fixed € 3.775); heat pumps from about € 500 to over € 13.000 depending on type and capacity. Apply to RVO after installation. ISDE at RVO · Energy subsidy guide (including municipal schemes)
Labels in Deventerweg en Polbeek
Source and method
Energy label and label distribution EP-Online (RVO) via our database; consumption profiles CBS 85140NED (CC BY 4.0); tariffs CBS 85592NED; neighbourhood consumption CBS Key Figures; district heating networks, plans, pilots and heating mix WarmteAtlas (RVO, neighbourhood level; plans assigned to the neighbourhoods whose centroid lies in the plan area); ISDE: RVO. Indicative only, not energy advice.
Monthly costs: buying or renting
Use your own purchase price, rent and assumptions. All amounts are adjustable; the result is an indication.
Rent: point system and yield
Social rent according to the points system: at most about € 871 per month for a new contract. Renting here is mainly for housing corporations; for an investor the return is limited.
Housing valuation (WWS)
approx. 118–150 points Social rent
0143186260+
| Component | Points |
|---|---|
| Area 90 m² usable floor area: rooms 1 point/m², other spaces 0.75, circulation space 0 |
74–84 |
| Energy performance energy label E, multi-family home |
-4 |
| WOZ value € 304.000: 1 point per € 16.954 and per € 268 per m² (WOZ value, valuation date 1-1-2024) |
31 |
| Heating 2 points per heated room, approx. 4 rooms |
6–10 |
| Kitchen and sanitary assumed: kitchen sink, toilet, washbasin, shower or bath |
11–24 |
| Outdoor space balcony 0–8 m² assumed |
0–5 |
| Total | 118–150 |
€ 871 maximum rent per month for 134 points (2026)
At 118–150 points: € 761 to € 981 per month.
up to and including 143 points. Kitchen, sanitary fittings, heating and outdoor space are not known per dwelling and are given as a range; verify them with the Rent Price Check from the Huurcommissie. Rent price check
Renting and yield
No rentals of this type found nearby to estimate market rent.
- Maximum rent according to the points system
- € 871 per month
Affordable Rent Act (since July 1, 2024): up to and including 186 points the rent is regulated and the maximum rent also applies to new contracts; the landlord must provide the points calculation. Yield: base rent, value indication, costs as assumptions; not financial advice.
Source and method
Determines residential rent prices, annex I (point system 2026: energy label since 1 July 2024, WOZ €1 point per €16,954 and per €268 per m², WOZ share maximum 33% from 187 points) and Implementation Regulation residential rent prices, annex I (maximum rent limits 2026). Area and type: BAG; energy label: EP‑online; WOZ: own database; monuments: RCE.
Neighbourhood, district and municipality
Deventerweg en Polbeek
- Homes
- 736
- Residents
- 1.430
- Avg. WOZ value
- € 331.000
- Owner-occupied homes
- 65%
- Avg. year built
- 1966
- Most common
- Apartment (32%)
Noordveen
- Homes
- 2.333
- Residents
- 5.130
- Avg. WOZ value
- € 300.000
- Owner-occupied homes
- 57%
- Avg. year built
- 1956
- Most common
- Mid-terrace house (36%)
Zutphen
- Homes
- 23.467
- Residents
- 49.028
- Avg. WOZ value
- € 321.000
- Owner-occupied homes
- 56%
- Avg. year built
- 1966
- Most common
- Mid-terrace house (36%)
Homes in this neighbourhood on the map Zutphen · Gelderland
Amenities and accessibility
The supermarket is within cycling distance. The primary school is within cycling distance. A public transport stop is around the corner. A moderately urban setting: the middle ground between city and village.
- Large supermarket
- 700 m avg. distance in the neighbourhood
- General practice
- 600 m avg. distance in the neighbourhood
- Primary school
- 1,0 km avg. distance in the neighbourhood
- Daycare
- 600 m avg. distance in the neighbourhood
- Nearest primary school
- 670 m Vrije school De Zonnewende
- Nearest public transport stop
- 220 m Zutphen, Polbeek · bus · 1,0 vertrekken per uur overdag
- Nearest charging point
- 40 m Van Dorenborchstraat 179 - Allego
- Nearest childcare
- 180 m De Polbeek
- Nearest transmitter mast
- 530 m Zendmast 3G, 4G, 5G · 3 antennes · 25,6 m hoog · veilige afstand 14,6 m
- Schools within 3 km
- 9
- Urbanity
- Moderately urban 1.005 addresses per km²
Source and method
Road distances, averaged for all residents of the neighbourhood (CBS). School (DUO), transit stop (OVapi/GTFS, departures on a weekday), antenna mast (Antenneregister), charging point and childcare: straight-line from this address, from our own database.
Living environment: noise, water, air, light and green
Noise
54 dB Moderate
up to 45 dB very quietabove 70 dB extreme
- Road traffic
- 49 dB
- Train traffic
- below 40 dB
- Air traffic
- none
- Wind turbines
- below 40 dB
- Road traffic, at night
- 39 dB
- Train traffic, at night
- 27 dB
In neighbourhood Deventerweg en Polbeek, 56% of the homes are noisier than this address; the average there is 57 dB.
Moderate: audible traffic, such as on a through neighbourhood street. Barely noticeable indoors with closed windows; outdoor sitting is fine, but it is never completely silent. The main source is road traffic (49 dB).
Source and method
Lden: annual average noise exposure over day, evening and night (RIVM noise maps 2020, air traffic 2022, wind turbines 2024, 10 m grid). A rough indication, not a façade measurement. WHO advises a maximum of 53 dB for road traffic and 45 dB for air traffic.
Flooding
3,19 m Large
If this area floods, water depth here can reach up to 3,19 m according to the map.
- Homes in Deventerweg en Polbeek that may flood
- 99%
- Of which more than 0.5 m
- 97%
- Maximum depth in the neighbourhood
- 4,18 m
Major: in a flood the entire ground floor is underwater and the home is temporarily uninhabitable. These are areas where evacuation is advised; factor this into your choice and insurance. The chance of it happening is small (1 in 300 to 1 in 3,000 per year): the depth says what happens then, the probability how often.
Source and method
LIWO (Rijkswaterstaat), map of maximum water depth in a flood, 25 m raster; flood probability: Climate Impact Atlas. The depth says nothing about the probability that it happens; dikes and defences are designed for that probability.
Air quality
- NO₂ 10,4 µg/m³ above WHO recommendation
- PM2,5 7,9 µg/m³ above WHO recommendation
- PM10 13,6 µg/m³ within WHO recommendation
Polluted air: above the European 2030 standard, usually caused by a busy road, industry or intensive livestock farming nearby. This is relevant for people with respiratory issues and for young children; ventilating on the quiet side of the house helps.
Average in Deventerweg en Polbeek: NO₂ 10,5, PM2.5 8,0 µg/m³.
Source and method
Annual average concentrations at 25 m (RIVM, most recent map). Dash in the bar: WHO guideline value (NO₂ 10, PM2.5 5, PM10 15 µg/m³); the colour compares with the WHO guideline and the EU standard for 2030.
Night lighting
Dimmed
darkvery clear
Average in Deventerweg en Polbeek: dimmed.
Dimmed: some street lighting, but no glow over the neighbourhood. Good for sleep; the Milky Way is no longer visible here.
Source and method
Artificial light measured upwards by satellites (RIVM light emission map 2023, 375 m raster), ranked relative to all Dutch homes: dark is the darkest 20%, very bright the brightest 10%.
Green in the neighbourhood
60% green within 500 m
Average in Deventerweg en Polbeek: 54%.
Lots of greenery: trees, grass and shrubs define the appearance. Greenery cools the neighbourhood on hot days, dampens noise, captures fine particulate matter and encourages activity; research links it to reduced stress.
Source and method
Share of green (grass, shrubs, trees) in the 500 m cell around this address (RIVM green map 2022). Half of Dutch homes have more than 52% green within 500 m; one in ten has less than 32%.
Nuclear safety zone: Kerncentrale Emsland (D) at 83 km (zone up to 100 km: iodine prophylaxis for people up to 18 years and pregnant women). Measure zones from the National Crisis Plan for Radiation Incidents.
Air traffic above this address
Occasional airplane: audible a few times a day, not disturbing for most residents. There have been aircraft detected below 600 m: this indicates an approach or departure route, with noise peaks of 70 dB or more outdoors.
Measured, past 7 days
15 flight movements per day within 2 km, lower than 3,000 m
- Of which lower than 1,000 m
- 15 per day; these are the appliances you actually hear
- Lowest aircraft
- 206 m median 335 m
- 's Night (23:00–07:00)
- 0% of the movements
- Busiest hour
- 13.00–14.00
- Most seen
- Dutch-registered aircraft, GAF, LIFELN3 aircraft: A400, C172
We have been measuring since 26 October; the figures are converted to a full day and become more accurate as more days are added.
Now in the air
Loading aircraft within 15 km…
Airports and noise map
- Vliegveld Teuge
- 15,4 km vliegveld, NW
- Vliegbasis Deelen
- 25,6 km militaire vliegbasis, ZW
- Twente Airport
- 47,8 km vliegveld, O
- RIVM aircraft noise map
- outside the contours (below 40 dB)
Rule of thumb: a passenger aircraft at 1,000 m altitude produces an outdoor peak of about 60–65 dB (a loud conversation), at 300 m already 75–80 dB. Above 3,000 m it fades into background noise.
Source and method
ADS‑B position messages from the aircraft themselves via the open networks adsb.lol and adsb.fi; Huisleon takes a snapshot every 5 minutes of all aircraft below 3,000 m over the Netherlands and converts the number of passages within 2 km using the measured speed. Military and some small aircraft do not transmit position and are missing. Noise contour: RIVM Atlas Leefomgeving, air traffic 2022. Indicative, not a façade noise measurement.
Climate and safety
Even on hot days the heat stress around the house remains moderate; the surroundings cool down reasonably in the evening.
Heat
44–45 °C extreme heat stress
Apparent temperature on a hot summer day (2022), measured 1 m from the house.
- Urban heat island effect
- 0,6–0,8 °C warmer than the surrounding area
- Warm nights (20 °C or more)
- 6–7 nights per year
- Distance to a cool spot
- 0–200 m
- Average in Deventerweg en Polbeek
- 45 °C feels-like temperature
Water
Small flood risk
Chance of at least 20 cm of water due to a dike breach or high water: 1 in 300 to 1 in 3,000 per year. Maximum depth if it occurs: 3,19 m.
- Surface water from a cloudburst (70 mm/hour)
- no power line directly along the house
- Groundwater nuisance in 2050
- Very large increase
- Dry floor in Deventerweg en Polbeek
- 83% of the homes in the worst flooding
- Homes in Deventerweg en Polbeek with moderate or high likelihood
- 0%
External safety
- High-voltage line
- 357 m 150 kV
- Wind turbine
- 1,9 km Windturbine 2,0 MW, ashoogte 85 m · rotor 71 m · here approx. 28 dB
- Turbine noise at this address
- 28 dB Lden according to the RIVM noise map wind turbines
- Risky activities within 1 km
- Aardgasstation, buisleiding, vervoer gevaarlijke stoffen
- Nearest hazardous company
- KMe Netherlands B.V. 938 m
In Deventerweg en Polbeek 1% of the homes lie within the magnetic field zone of a high‑voltage line and 0% within 1 km of a wind turbine.
Source and method
Heat, water and groundwater: Climate Impact Atlas 2026 (CC BY 4.0; perceived temperature and heat island 2022, flood probability and water depth from national flood scenarios, groundwater nuisance probability 2050 high scenario, flow paths for 70 mm rainfall in one hour). High-voltage lines: RIVM Netkaart with calculation distances (magnetic field zone); wind turbines: RIVM; hazardous activities: Register Externe Veiligheidsrisico's via RIVM Atlas Leefomgeving (activities with an area of concern within 1 km). Indications based on maps, not measurements.
Safety and livability
Liveability in neighbourhood Deventerweg en Polbeek
Good Liveability meter 2024, class 7 of 9
- Physical environment: sufficient
- Homes: sufficient
- Amenities: sufficient
- Social cohesion: sufficient
- Nuisance and insecurity: more than sufficient
Liveability meter 3.0 (BZK): estimated assessment of liveability, in nine classes, with five dimensions relative to the national average. More about this neighbourhood
Crimes in neighbourhood Deventerweg en Polbeek
29 per 1,000 inhabitants per year +8% compared with the previous year
- Registered Sep 2025 – Aug 2026
- 41
- District Noordveen
- 33 per 1,000
- Municipality Zutphen
- 46 per 1,000
- Netherlands
- 45 per 1,000
- Residential burglaries per 1,000 homes
- 5,4 4 burglaries
Most common
- Fietsdiefstal
- 9
- Woninginbraak
- 4
- Bedreiging
- 3
- Vernieling
- 3
Safer than average: fewer crimes per inhabitant than nationally. Burglary and bicycle theft remain the usual concerns.
Source and method
Police, registered crimes per neighbourhood (CBS/police open data, monthly figures). Small neighbourhoods yield small counts; read the figure together with the number of residents and dwellings. Not every crime is reported.
Are you going to bid on van Dorenborchstraat 165? Know what the property is really worth.
The free page gives the facts. The report answers the question that matters: what should I offer? Three scenarios in euros, backed by the actual sale prices of comparable homes from the Kadaster, the model value, the municipality’s overbidding figures and the condition of the house in the photos. Plus the questions you should ask the estate agent before you sign.
Calculation example: An offer that is 2% too high already costs € 9.000 on a € 450.000 property. The report costs € 19.
-
Bidding strategy with three scenarios
A cautious, market‑conform and promising offer in euros, derived from the model value, comparable sales and how often buyers in this municipality pay above the asking price. -
Comparable sales from the Kadaster
The actual sale prices of homes in the area that are similar in type, size and construction period, on the map and in a table, indexed to today. -
Model value and previous sales
The automated valuation with range, the sales history for this address and the WOZ development over the years. -
Municipal market figures
Selling time, overbid percentage, price per m² and the tightness indicator for this property type (NVM), so you know how much competition to expect. -
Questions for the agent
A tailored list of questions for the viewing, derived from year of construction, energy label, environmental risks, the advertisement and the photo analysis. -
Condition of the property from the photos
An image model assesses the advertisement photos: general condition, kitchen and bathroom, visible defects and a renovation budget as an indication. -
Monthly costs per offer
What each scenario costs per month: mortgage, transfer costs, municipal charges, energy and maintenance, alongside renting as an alternative. -
Everything from the free page included
Property, neighbourhood, energy, living environment, climate, safety and air traffic in one summary, so everything is in a single PDF.
Compare multiple homes? 5 reports for € 39 per month, additional reports € 6 each. Not an appraisal and no guarantee, but the numbers you can use to support an offer.
Frequently asked questions about van Dorenborchstraat 165
What type of property is van Dorenborchstraat 165?
van Dorenborchstraat 165 in Zutphen is a appartement, built in 1997, 90 m² living area. The address is located in neighbourhood Deventerweg en Polbeek, municipality Zutphen.
What energy label does van Dorenborchstraat 165 have?
The registered energy label is E. A comparable property spends on average € 125 per month on gas and electricity.
What is van Dorenborchstraat 165 roughly worth?
The indicative market value ranges from € 349.000 to € 386.000 (midpoint € 368.000, price level sep 2026), calculated from WOZ values, asking prices and sales of comparable properties in the neighbourhood. This is an indication, not an appraisal.
How quiet is it at van Dorenborchstraat 165?
The annual average noise level at the façade is 54 dB Lden (moderate). The main source is road traffic. Approximately 15 aircraft pass lower than 3,000 m within 2 km per day.
Can van Dorenborchstraat 165 flood?
Yes, in theory: in a flood water here can rise up to 3,19 m (large). The chance of at least 20 cm of water is small (1 in 300 to 1 in 3,000 per year).
How safe is the neighbourhood of van Dorenborchstraat 165?
In neighbourhood Deventerweg en Polbeek the police registered 29 crimes per 1,000 inhabitants per year, against 46 in the municipality and 45 nationwide. The Leefbaarometer rates the liveability as good.
Which amenities are near van Dorenborchstraat 165?
Average distances in the neighbourhood: large supermarket 700 m, GP 600 m, primary school 1,0 km, daycare 600 m (CBS). The nearest school, public transport stop, charging point and childcare are listed on this page with their distance to this address.
Where do these data come from?
From public government sources: BAG and Kadaster (attributes, parcel), EP-Online (energy label), CBS (neighbourhood statistics, price index, energy consumption), RIVM (noise, air, light, greenery), Klimaateffectatlas and LIWO (heat, water), police open data and Leefbaarometer (safety), and ADS‑B networks (air traffic). All calculations are indicative, not an appraisal or advice.