van Dorenborchstraat 191
7203 CC Zutphen · Deventerweg en Polbeek, Zutphen
- Flat
- Built in 1997
- 90 m² living area
- B energy label
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In brief
van Dorenborchstraat 191 in Zutphen: flat built in 1997 with 90 m² of living area and energy label B, in the Deventerweg en Polbeek neighbourhood (municipality of Zutphen). The indicative market value is € 338.000 to € 390.000. Living environment: noise 54 dB (moderate), air quality above WHO guidelines, 62% green space within 500 m, water up to 3,2 m deep in the event of flooding. Air traffic: around 13 aircraft per day flying below 3,000 m within 2 km. Neighbourhood liveability: good.
Everything on this page comes from public registers and maps and is free to access. Gathering it yourself takes hours per home; here, it is all brought together in a second. Each section explains what the figures mean for living here.
Location
Estimated value range
Market
- +4,4% sale prices Gelderland over 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 for neighbourhood Deventerweg en Polbeek (CBS 2024)
How the estimate is calculated
| Source | Starting value | Adjusted to current prices | Weight |
|---|---|---|---|
| 40 comparable homes within 140 m median WOZ value per m², indexed |
€ 4.128/m² | € 371.520 | 83% |
| Average for neighbourhood Deventerweg en Polbeek CBS WOZ 2024 (€ 331.000) / avg. 115 m² |
€ 2.878/m² | € 326.902 +26,2% since 2023 K1 |
17% |
Similar homes nearby (40 found)
- van Dorenborchstraat 177 € 4.617/m² WOZ value, index-adjusted
- van Dorenborchstraat 141 € 4.169/m² WOZ value, index-adjusted
- van Dorenborchstraat 189 € 4.128/m² WOZ value, index-adjusted
- van Dorenborchstraat 137 € 4.128/m² WOZ value, index-adjusted
- van Dorenborchstraat 135 € 3.707/m² WOZ value, index-adjusted
- van Dorenborchstraat 131 € 4.576/m² WOZ value, index-adjusted
Method: each source value is adjusted from its valuation date to current prices using the CBS price index for existing owner-occupied homes (by province, or by city for Amsterdam, Rotterdam, Den Haag and Utrecht; the national monthly index is used for the most recent months). The midpoint is the weighted average; the range reflects the variation between sources (at least 5%). The home's condition, position within the street, ground lease and individual features are not taken into account. This is not a valuation.
Features
- Home type
- Flat
- Registered use
- Residential use
- Year built
- 1997
- Living area
- 90 m²
- Building area
- 1.176 m²
- Plot area
- 4.150 m²
- Energy label
- B (13 August 2020)
- Residential unit status
- In use
- Building status
- In use
- BAG address ID
- 0301200000020490
- BAG residential unit ID
- 0301010000020490
- BAG building ID
- 0301100000034585
Source and methodology
Basisregistratie Adressen en Gebouwen (Kadaster) and the energy label register. Plot area is the total area recorded in the land register; for flats, this covers the entire plot on which the building stands.
Plot, soil and planning designation
The ground here is stable.
- Plot area (BAG)
- 4.150 m² the plot for the entire building
- Foundation risk in Deventerweg en Polbeek
- 0,0% of homes at risk of pile rot (very low) 2050 high-end scenario: 0,0%, differential settlement: 1,0%; municipality of Zutphen: 0,1% — Klimaateffectatlas (Deltares/KCAF)
- Land subsidence in Deventerweg en Polbeek
- −0,8 mm per year shallow subsidence: +0,1 mm; municipality of Zutphen: −1,2 mm
- Kadaster, elevation, land use, soil
- loading…
Source and methodology
Plot: Kadaster (BRK, via PDOK; the plot boundary is shown on the map above). Elevation: Actueel Hoogtebestand Nederland. Planning designation: ruimtelijkeplannen.nl (zoning plans up to 1 January 2024; newer rules are in the municipality’s environment plan). Soil and foundations: Klimaateffectatlas (CC BY 4.0) and RVO/KCAF. Indicative information, not structural or legal advice.
Energy and heating
An energy-efficient home: low energy bills, a comfortable indoor climate and more favourable mortgage terms from many banks. Further energy improvements offer limited benefits here. A comparable home spends around € 621 less a year on energy than the average home in Deventerweg en Polbeek.
Energy label
B registered label (Energy Index)
- Surveyed on
- 13 August 2020
- Energy label A or better in Deventerweg en Polbeek
- 24% of homes
Assessed using the pre-2021 method; NTA 8800 has applied since 2021.
Energy use and costs
€ 125 per month at average consumption
- Natural gas
- 520 m³ per year; the 870 neighbourhood
- Electricity
- 1.750 kWh per year; the 2.270 neighbourhood
- Annual costs
- € 1.500 gas € 722, electricity € 454, standing charges € 324
- Average home in Deventerweg en Polbeek
- € 2.121 per year
- Solar panels
- 5% of comparable homes; the 30% neighbourhood
Source and methodology
Average energy supplied to homes of this type, size and construction period (CBS 2025, temperature-adjusted), at average consumer rates for Sep 2026 (CBS: 1,39 per m³ and 0,26 per kWh including tax, with standing charges and the energy tax reduction). Actual consumption depends on the occupants and heating system.
Heating transition and subsidies
- Heat network under development
- Noordveen Initiatiefase, MT-net met MT-bron, expected 2038
- Heating in Deventerweg en Polbeek
- 74% central heating boiler, 25% communal heating 2022
- Geothermal potential
- Unfavourable Slochteren Formation, WarmteAtlas
ISDE 2026 (€ 500 million): subsidies for insulation, (hybrid) heat pumps, solar water heaters, ventilation and connection to a heat network (fixed at € 3,775); heat pump subsidies range from around € 500 to over € 13,000 depending on type and capacity. Apply to RVO after installation. ISDE at RVO · Energiesubsidiewijzer (including municipal schemes)
Energy labels in Deventerweg en Polbeek
Source and methodology
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 Kerncijfers; heat networks, plans, pilot projects and heating mix: WarmteAtlas (RVO, neighbourhood level; plans assigned to neighbourhoods whose centre lies within the plan area); ISDE: RVO. Indicative information, not energy advice.
Monthly housing costs: buying or renting
Enter your own purchase price, rent and assumptions. All amounts can be adjusted; the result is indicative.
Rent: points assessment and yield
Mid-market rent (regulated since 1 July 2024): a new tenant can be charged no more than around € 1.118 per month, even if the market rent is higher. This protects tenants but limits returns for investors.
Rental valuation points system (WWS)
approx. 154–186 points Mid-market rent (regulated)
0143186260+
| Component | Points |
|---|---|
| Floor area 90 m² usable floor area: rooms 1 point/m², other spaces 0.75, circulation space 0 |
74–84 |
| Energy performance energy label B, home in a multi-family building |
30 |
| WOZ value € 327.600: 1 point per € 16,954 and per € 268 per m² (90% of the estimated value range (no WOZ value available)) |
33 |
| Heating 2 points per heated room, approx. 4 rooms |
6–10 |
| Kitchen and bathroom facilities assumed: kitchen worktop, toilet, washbasin, shower or bath |
11–24 |
| Outdoor space balcony of 0–8 m² assumed |
0–5 |
| Total | 154–186 |
€ 1.118 maximum monthly rent at 170 points (2026)
At 154–186 points: € 1.008 to € 1.228 per month.
144 to 186 points inclusive. Details of the kitchen, bathroom facilities, heating and outdoor space are not available for individual homes, so these are included as a range. Check them using the Huurcommissie’s Huurprijscheck. Huurprijscheck
Letting and rental yield
No rental homes of this type found nearby to estimate the market rent.
- Maximum rent under the points system
- € 1.118 per month
Affordable Rent Act (in force since 1 July 2024): rents are regulated for homes with up to 186 points, and the maximum rent also applies to new tenancy agreements; the landlord must provide the points assessment. Yield: based on rent excluding service charges, the estimated value range and assumed costs; not financial advice.
Source and methodology
Residential Rents Decree, Annex I (2026 points system: energy label rules in force since 1 July 2024, 1 WOZ point per € 16.954 and per € 268 per m², WOZ contribution capped at 33% for homes with 187 points or more) and Residential Rents Implementing Regulations, Annex I (2026 maximum rent limits). Area and type: BAG; energy label: EP-online; WOZ: our own database; listed monuments: RCE.
Neighbourhood, district and municipality
Deventerweg en Polbeek
- Homes
- 736
- Residents
- 1.430
- Average WOZ value
- € 331.000
- Owner-occupied homes
- 65%
- Average year built
- 1966
- Most common
- Flat (32%)
Noordveen
- Homes
- 2.333
- Residents
- 5.130
- Average WOZ value
- € 300.000
- Owner-occupied homes
- 57%
- Average year built
- 1956
- Most common
- Mid-terrace house (36%)
Zutphen
- Homes
- 23.467
- Residents
- 49.028
- Average WOZ value
- € 321.000
- Owner-occupied homes
- 56%
- Average year built
- 1966
- Most common
- Mid-terrace house (36%)
Homes in this neighbourhood on the map Zutphen · Gelderland
Amenities and transport links
The supermarket is within cycling distance. The primary school is within cycling distance. A public transport stop is just around the corner. A moderately urban setting: somewhere between a town and a village.
- Large supermarket
- 700 m average distance in the neighbourhood
- GP practice
- 600 m average distance in the neighbourhood
- Primary school
- 1,0 km average distance in the neighbourhood
- Day nursery
- 600 m average distance in the neighbourhood
- Nearest primary school
- 710 m Vrije school De Zonnewende
- Nearest public transport stop
- 260 m Zutphen, Polbeek · bus · 1,0 vertrekken per uur overdag
- Nearest charging point
- 50 m Van Dorenborchstraat 179 - Allego
- Nearest childcare
- 220 m De Polbeek
- Nearest transmitter mast
- 560 m Zendmast 3G, 4G, 5G · 3 antennes · 25,6 m hoog · veilige afstand 14,6 m
- Schools within 3 km
- 9
- Degree of urbanisation
- Moderately urbanised 1.005 addresses per km²
Source and methodology
Road distances, averaged across all residents in the neighbourhood (CBS). Distances to schools (DUO), public transport stops (OVapi/GTFS, weekday departures), transmitter masts (Antenneregister), charging points and childcare are measured as the crow flies from this address, using our own database.
Living environment: noise, water, air, light and green space
Noise
54 dB Moderate
up to 45 dB: very quietabove 70 dB: extreme
- Road traffic
- 51 dB
- Rail traffic
- below 40 dB
- Air traffic
- none
- Wind turbines
- below 40 dB
- Road traffic, at night
- 41 dB
- Rail traffic, at night
- 27 dB
In the neighbourhood of Deventerweg en Polbeek, 56% of homes have higher noise levels than this address; the average there is 57 dB.
Moderate: audible traffic, as on a neighbourhood through road. Barely noticeable indoors with the windows closed; sitting outside is pleasant, but it is never completely quiet. The main source is road traffic (51 dB).
Source and methodology
Lden: annual average noise exposure across the day, evening and night (RIVM noise maps 2020, air traffic 2022, wind turbines 2024, 10 m grid). A rough guide, not a measurement at the façade. The WHO recommends a maximum of 53 dB for road traffic and 45 dB for air traffic.
Flooding
3,19 m High
If this area floods, the maximum water depth map shows that water here could reach a depth of 3,19 m.
- Homes in Deventerweg en Polbeek that could flood
- 99%
- Of which, with water deeper than 0.5 m
- 97%
- Maximum depth in the neighbourhood
- 4,18 m
High: flooding would submerge the entire ground floor, leaving the home temporarily uninhabitable. These are areas where evacuation is advised; factor this into your choice of home and insurance. The likelihood of this happening is low (1 in 300 to 1 in 3,000 per year): the depth indicates what would happen in a flood, while the likelihood indicates how often.
Source and methodology
LIWO (Rijkswaterstaat), maximum flood depth map, 25 m grid; flood probability: Klimaateffectatlas. The depth does not indicate how likely flooding is; dykes and flood barriers are designed to account for that probability.
Air quality
- NO₂ 10,4 µg/m³ above WHO guidelines
- PM2,5 7,9 µg/m³ above WHO guidelines
- PM10 13,6 µg/m³ within WHO guidelines
Polluted air: above the European limits for 2030, usually due to a nearby busy road, industry or intensive livestock farming. This matters for people with respiratory problems and for young children; ventilating on the quieter side of the home helps.
Average in Deventerweg en Polbeek: NO₂ 10,5, PM2.5 8,0 µg/m³.
Source and methodology
Annual average concentrations at 25 m resolution (RIVM, latest map). Marker on the bar: WHO guideline value (NO₂ 10, PM2.5 5, PM10 15 µg/m³); the colour shows the comparison with the WHO guideline and the EU limit for 2030.
Light at night
Dim
darkvery bright
Average in Deventerweg en Polbeek: dim.
Dim: some street lighting, but no glow over the neighbourhood. Good for sleep, although the Milky Way is no longer visible here.
Source and methodology
Upward artificial light measured by satellites (RIVM light emission map 2023, 375 m grid), classified relative to all homes in the Netherlands: dark means the darkest 20%, very bright the brightest 10%.
Green space nearby
62% green space within 500 m
Average in Deventerweg en Polbeek: 54%.
Plenty of greenery: trees, grass and shrubs dominate the surroundings. Greenery cools the neighbourhood on hot days, reduces noise, traps particulate matter and encourages physical activity; research links it to lower stress levels.
Source and methodology
Proportion of green space (grass, shrubs and trees) in the 500 m grid cell around this address (RIVM green space map 2022). Half of homes in the Netherlands have more than 52% green space within 500 m; one in ten has less than 32%.
Nuclear safety zone: Kerncentrale Emsland (D), 83 km away (zone extending to 100 km: preventive iodine tablets for under-18s and pregnant women). Emergency response zones under the National Radiation Incident Crisis Plan.
Air traffic above this address
Occasional aircraft: audible a few times a day, but not a disturbance for most residents. Aircraft have been detected below 600 m: this suggests an approach or departure route, with outdoor noise peaks of 70 dB or more.
Recorded over the past 7 days
13 aircraft movements per day within 2 km, below 3,000 m
- Of which below 1,000 m
- 13 per day; these are the aircraft you can clearly hear
- Lowest-flying aircraft
- 122 m median 335 m
- At night (23:00–07:00)
- 0% of movements
- Busiest hour
- 13.00–14.00
- Most frequently seen
- Aircraft registered in the Netherlands, GAF, LIFELN3 aircraft types: C172, A400
We have been recording since 26 October. Figures are adjusted to a full day and become more accurate as more days of data are collected.
In the air now
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 air traffic noise map
- outside the contours (below 40 dB)
As a rule of thumb, a passenger aircraft at an altitude of 1,000 m produces an outdoor peak of around 60–65 dB (a loud conversation), rising to 75–80 dB at 300 m. Above 3,000 m, it blends into the background noise.
Source and methodology
ADS-B position reports broadcast by aircraft via the open networks adsb.lol and adsb.fi. Every 5 minutes, Huisleon takes a snapshot of all aircraft below 3,000 m over the Netherlands and uses their measured speeds to estimate the number of flights passing within 2 km. Military aircraft and some small aircraft do not broadcast their positions and are not included. Noise contours: RIVM Atlas Leefomgeving, air traffic 2022. These are indicative figures, not noise measurements at the façade.
Climate and safety
Even on hot days, heat stress around the home remains moderate; the surrounding area cools down reasonably well in the evening.
Heat
46–48 °C extreme heat stress
Feels-like temperature on a hot summer day (2022), 1 m from the home.
- Urban heat island effect
- 0,4–0,6 °C warmer than the surrounding countryside
- Warm nights (20 °C or above)
- 6–7 nights per year
- Distance to a cool spot
- 0–200 m
- Average in Deventerweg en Polbeek
- 45 °C feels-like temperature
Water
Low likelihood of flooding
Likelihood of at least 20 cm of flooding due to a breached flood defence or high water levels: 1 in 300 to 1 in 3,000 per year. Maximum depth if flooding occurs: 3,19 m.
- Rainwater during a downpour (70 mm/hour)
- no surface water flow path directly alongside the home
- Groundwater flooding in 2050
- Low probability low groundwater level
- A floor above floodwater in Deventerweg en Polbeek
- 83% of homes in the most severe flood scenario
- Homes in Deventerweg en Polbeek with a medium or high likelihood
- 0%
External safety risks
- High-voltage power line
- 325 m 150 kV
- Wind turbine
- 1,9 km Windturbine 2,0 MW, ashoogte 85 m · rotor 71 m · approx. 28 dB here
- Wind turbine noise at this address
- 29 dB Lden according to the RIVM wind turbine noise map
- Hazardous activities within 1 km
- Aardgasstation, buisleiding, vervoer gevaarlijke stoffen
- Nearest hazardous business site
- KMe Netherlands B.V. 928 m
In Deventerweg en Polbeek, 1% of homes are within the magnetic field zone of a high-voltage power line and 0% are within 1 km of a wind turbine.
Source and methodology
Heat, water and groundwater: Klimaateffectatlas 2026 (CC BY 4.0; feels-like temperature and urban heat island effect, 2022; likelihood of flooding and water depth from national flood scenarios; likelihood of groundwater flooding in 2050 under the high scenario; surface water flow paths during 70 mm of rainfall in one hour). High-voltage power lines: RIVM Netkaart with calculated distances (magnetic field zone); wind turbines: RIVM; hazardous activities: Register Externe Veiligheidsrisico's via RIVM Atlas Leefomgeving (activities with a designated hazard zone within 1 km). Map-based indications, not measurements.
Safety and liveability
Liveability in Deventerweg en Polbeek (neighbourhood)
Good Leefbaarometer 2024, category 7 of 9
- Physical environment: adequate
- Homes: adequate
- Amenities: adequate
- Social cohesion: adequate
- Nuisance and safety concerns: more than adequate
Leefbaarometer 3.0 (BZK): an estimated liveability rating across nine categories, with five dimensions measured against the national average. More about this neighbourhood
Crimes in Deventerweg en Polbeek (neighbourhood)
29 per 1,000 residents per year +8% compared with the previous year
- Recorded Sep 2025 – Aug 2026
- 41
- District Noordveen
- 33 per 1,000
- Municipality Zutphen
- 46 per 1,000
- Nederland
- 45 per 1,000
- Home 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 resident than nationally. Home burglary and bicycle theft remain the usual concerns.
Source and methodology
Politie, recorded crimes by neighbourhood (CBS/Politie open data, monthly figures). Small neighbourhoods have low counts; read the figures alongside the number of residents and homes. Not all crimes are reported.
Planning to bid on van Dorenborchstraat 191? Know what the home is really worth.
The free page gives you the facts. The report answers the question that matters: what should I bid? Three scenarios in euros, backed by actual purchase prices of comparable homes from Kadaster, the modelled value, figures on bids above the asking price in the municipality, and the home's condition as shown in the photos. Plus the questions to ask the estate agent before you sign.
Worked example: a bid that is 2% too high on a € 450,000 home costs you € 9,000. The report costs € 19.
-
Bidding strategy with three scenarios
A cautious bid, a market-aligned bid and a bid with a strong chance of success, all in euros, based on the modelled value, comparable sales and how much buyers pay above the asking price in this municipality. -
Comparable sales from Kadaster
Actual purchase prices of nearby homes of a similar type, size and construction period, shown on a map and in a table, adjusted to today's prices. -
Modelled value and previous sales
The automated valuation with its estimated value range, this home's sales history and changes in its WOZ value over the years. -
Municipal property market figures
Time to sell, percentage paid above the asking price, price per m² and the market tightness indicator for this home type (NVM), so you know how much competition to expect. -
Questions for the estate agent
A tailored list of questions for the viewing, based on the year built, energy label, local risks, listing and photo analysis. -
Condition of the home based on photos
An image analysis model assesses the listing photos: overall condition, kitchen and bathroom, visible defects and an indicative refurbishment budget. -
Monthly housing costs for each bid
The monthly cost of each scenario: mortgage, purchase costs, municipal charges, energy and maintenance, compared with renting as an alternative. -
Everything on the free page included
A summary covering the home, neighbourhood, energy, living environment, climate, safety and air traffic, all in one PDF.
Comparing several homes? 5 reports for € 39 per month, with extra reports at € 6 each. Not a valuation or a guarantee, but the figures to help you justify your bid.
Frequently asked questions about van Dorenborchstraat 191
What type of home is van Dorenborchstraat 191?
The home at van Dorenborchstraat 191 in Zutphen is classified as: appartement, built in 1997, 90 m² living area. The address is in the Deventerweg en Polbeek neighbourhood, in the municipality of Zutphen.
What energy label does van Dorenborchstraat 191 have?
The registered energy label is B (registered 13 August 2020). Average gas and electricity costs for a comparable home are € 125 per month.
Roughly how much is van Dorenborchstraat 191 worth?
The indicative market value is between € 338.000 and € 390.000 (midpoint € 364.000, at Sep 2026 prices), calculated from WOZ values, asking prices and sales of comparable homes in the neighbourhood. This is an indication, not a valuation.
How quiet is it at van Dorenborchstraat 191?
The annual average noise level at the façade is 54 dB Lden (moderate). The main source is road traffic. Around 13 aircraft pass within 2 km each day at altitudes below 3,000 m.
Could van Dorenborchstraat 191 flood?
Yes, in theory: flooding could cause water to reach a depth of up to 3,19 m here (high). The probability of at least 20 cm of water is low (1 in 300 to 1 in 3,000 per year).
How safe is the neighbourhood around van Dorenborchstraat 191?
In Deventerweg en Polbeek (neighbourhood), the police recorded 29 crimes per 1,000 residents per year, compared with 46 across the municipality and 45 nationally. Leefbaarometer rates liveability as good.
What amenities are near van Dorenborchstraat 191?
Average distances in the neighbourhood: large supermarket 700 m, GP 600 m, primary school 1,0 km, nursery 600 m (CBS). This page lists the nearest school, public transport stop, charging point and childcare facility, with their distances from this address.
Where does this data come from?
From public government sources: BAG and Kadaster (property details, plot), EP-Online (energy label), CBS (neighbourhood statistics, price index, energy use), 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 a valuation or advice.