Neighbourhood Stadskern

Neighbourhood in district Centrum - De Hoven · municipality Zutphen · Gelderland

  • 1.512 homes
  • 2.410 inhabitants
  • avg. year of construction 1890
  • avg. WOZ € 343.000

Boundary according to the CBS district and neighbourhood map 2024. Zoom in for individual homes; click a home for details. Open in the properties map

Homes in Stadskern

Homes
1.512
addresses with residential function (BAG)
Average build year
1890
Average living area
114 m²
Housing stock (CBS)
1.529
2025

Home type

  • Apartment 63% 953
  • Mid-terrace house 27% 410
  • End-terrace house 7% 100
  • Detached 2% 28
  • Semi-detached house 1% 21

Energy label

  • A or better 17% 264
  • B 12% 185
  • C 17% 253
  • D 11% 160
  • E 8% 117
  • F 10% 155
  • G 11% 166
  • No label 14% 212

Building period

  • Built before 1945 48% 726
  • 1945–1969 14% 207
  • 1970–1989 21% 323
  • 1990–2009 10% 156
  • 2010 and later 5% 73
  • Unknown 2% 27

Residents

Residents
2.410
January 1, 2025
Households
1.535
avg. 1,6 people
One-person households
58%
Households with children
13%
Population density
4.801
inhabitants per km²
Area
0,6 km²
of which 0,1 km² water

Age distribution

  • 0–15 years 5% 130
  • 15–25 years 10% 250
  • 25–45 years 21% 505
  • 45–65 years 28% 665
  • 65 years and older 36% 860

Housing and value

Average WOZ value
€ 343.000
CBS 2024
Owner-occupied homes
49%
Rental homes
51%
21% housing association
Single-family homes
34%
66% multi-family
Built in the last 10 years
0%
Unoccupied properties
7%
New build in the year
0
delivered homes

The WOZ value is the average of all homes in the area (valuation date January 1 of the previous year), not the market value of a specific property.

Energy

Avg. electricity consumption
1.980 kWh
per dwelling per year
Avg. feed-in
170 kWh
solar power per home
Avg. gas consumption
850 m³
per dwelling per year
Homes with solar panels
10%
Gas-free
1%
Mainly electrically heated
2%
Heating (WarmteAtlas)
89% central heating, 5% block
2022
Geothermal potential
Ongunstig
Slochteren formation

Consumption is the average of all homes with a connection in the area (CBS); the label distribution is shown under "Woningen".

Amenities and accessibility

Large supermarket
700 m
avg. distance
General practice
1,4 km
avg. distance
Primary school
600 m
avg. distance
Daycare
600 m
avg. distance
Schools within 3 km
14
Urbanity
Strongly urban
2.386 addresses per km²
Cars per household
0,7
1.137 passenger cars
Company locations
620
of which 130 retail and hospitality

Road distances, averaged for all residents of the area (CBS).

Living environment: noise, water, air, light and green

Average noise level (Lden)
63 dB
municipality 54 dB
Homes with road traffic above 55 dB
18%
municipality 12%
Homes with rail traffic above 55 dB
4%
municipality 1%
Homes with air traffic above 48 dB
0%
municipality 0%
Homes with wind turbine noise above 40 dB
0%
municipality 0%
's nachts wegverkeer boven 50 dB
11%
municipality 5%

Noise level of the 1.512 homes

  • 56–60 dB: busy 46% 695
  • 61–65 dB: noisy 30% 448
  • 66–70 dB: very noisy 11% 161
  • above 70 dB: extreme 14% 208

Flooding

Homes that may flood
58%
municipality 92%
Of which more than 0.5 m water
48%
Of which more than 2 m water
8%
Maximum water depth
3,4 m
average 1,2 m where it floods

Air, light and green

NO₂
10,7 µg/m³
90% above WHO advice (10)
PM2,5
8,1 µg/m³
100% above WHO recommendation (5)
PM10
13,8 µg/m³
0% above WHO advice (15)
Night lighting
Dim
municipality: dimmed
Green within 500 m
48%
municipality 52%

Noise: RIVM noise maps (road and rail 2020, aviation 2022, wind turbines 2024), annual average Lden per 10 m, sampled at each address. Flooding: LIWO (Rijkswaterstaat), map of maximum water depth; depth says nothing about probability. Air: RIVM annual average concentrations at 25 m. Light: RIVM light emission map 2023. Green: RIVM green map 2022, share of green within 500 m. Turn the noise map on in the map above.

Climate and safety

Apparent temperature on a hot day
44 °C
extreme heat stress
Homes with extreme heat stress (41 °C or higher)
92%
municipality 95%
Urban heat island effect
0,8–1,0 °C
on average warmer than the surrounding area
Homes with a cool spot within 300 m
88%
municipality 86%
Homes with moderate or high flood risk
0%
municipality 0%
Dry floor at the most severe flood
94%
Homes with increased risk of groundwater nuisance in 2050
89%
municipality 89%
Homes with a stormwater channel alongside the house
3%
municipality 4%
Homes in the magnetic field zone of a high-voltage line
0%
municipality 1%
Homes within 1 km of a wind turbine
0%
municipality 0%

Climate Impact Atlas 2026 (CC BY 4.0): perceived temperature and heat island 2022, cool spots, location-specific flood probability (at least 20 cm water), dry floors, risk of groundwater nuisance 2050 (high scenario), flow paths at 70 mm precipitation per hour; sampled per dwelling. High-voltage lines: RIVM Netkaart with calculation distances. Wind turbines: RIVM. Turn on the heat map on the map above.

Safety

Crimes per 1,000 inhabitants
93
Sep 2025 – Aug 2026
Registered crimes
223
+16% vs. the previous year
Residential burglaries per 1,000 homes
2,0
3 burglaries
Municipality
46
per 1,000 inhabitants
Netherlands
45
per 1,000 inhabitants

Types of crimes (last 12 months)

  • Fietsdiefstal 18% 40
  • Vernieling 9% 19
  • Mishandeling 5% 12
  • Bedreiging 4% 9
  • Drugshandel 3% 7
  • Diefstal uit auto 2% 4
  • Woninginbraak 1% 3
  • Winkeldiefstal 1% 3

Per year

  1. 1802021
  2. 2462022
  3. 2492023
  4. 2622024
  5. 2252025

Source: police, registered crimes per area (CBS/police open data, monthly figures). Per 1,000 inhabitants based on the area's population; not every crime is reported.

Liveability

Very good Liveability meter 2024

very insufficientexcellent

Liveability
Very good
class 8 of 9, measurement 2024
Score
4,21
+0,10 vs. the national average
Since the previous measurement
+0,06
measurement 2022: Good
Municipality
Good
score 4,14

Five dimensions, deviation from the national average

  • Physical environment green, water, buildings, noise +0,00 sufficient
  • Housing stock type, construction year, ownership +0,06 more than sufficient
  • Amenities shops, schools, healthcare, public transport +0,08 more than sufficient
  • Social cohesion population composition, relocations −0,01 sufficient
  • Nuisance and insecurity crime and nuisance −0,03 sufficient

Source: Leefbaarometer 3.0 (Ministry of the Interior and Kingdom Relations, CC0), biennial estimate based on over a hundred characteristics; the score expresses how residents rate livability on average. Negative = below the national average.

Soil and foundation

Soil subsidence (total)
−1,2 mm per year
municipality −1,2 mm
Soil subsidence (shallow)
−0,2 mm per year
peat and clay that subside
Expected decrease until 2050
0 cm
high scenario
Homes at risk of pile rot
0,6%
zeer laag, municipality 0,1%
Pile rot in 2050
0,6%
high scenario, drier summers
Difference projection in 2050
1,0%
houses on pile with risk

Source: Klimaateffectatlas 2026 (CC BY 4.0): subsidence from satellite measurements (Bodemdalingskaart), foundation risk per neighbourhood (Deltares/KCAF, share of homes with wooden piles or on slab at risk). A neighbourhood average, not a statement about a single property.

Income and work

Median household wealth
€ 96.100
Net labour participation
67%
from 15 to 75 years
Self-employed
24%
of the working population
Top 20% incomes
18,7%
share of people (nationally 20%)