Municipality Zutphen

Municipality · Gelderland

  • 23.467 homes
  • 49.028 inhabitants
  • avg. year of construction 1966
  • avg. WOZ € 321.000

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 Zutphen

Homes
23.467
addresses with residential function (BAG)
Average build year
1966
Average living area
160 m²
Housing stock (CBS)
23.594
2025

Home type

  • Mid-terrace house 36% 8.522
  • Apartment 33% 7.795
  • End-terrace house 16% 3.752
  • Semi-detached house 8% 1.837
  • Detached 7% 1.561

Energy label

  • A or better 33% 7.682
  • B 16% 3.872
  • C 22% 5.079
  • D 7% 1.653
  • E 5% 1.125
  • F 7% 1.730
  • G 6% 1.436
  • No label 4% 890

Building period

  • Built before 1945 20% 4.689
  • 1945–1969 19% 4.377
  • 1970–1989 27% 6.343
  • 1990–2009 21% 4.983
  • 2010 and later 13% 2.967
  • Unknown 0% 108

Residents

Residents
49.028
January 1, 2025
Households
23.105
avg. 2,0 people
One-person households
40%
Households with children
30%
Population density
1.191
inhabitants per km²
Area
42,9 km²
of which 2,0 km² water

Age distribution

  • 0–15 years 13% 6.610
  • 15–25 years 11% 5.541
  • 25–45 years 22% 10.569
  • 45–65 years 28% 13.903
  • 65 years and older 25% 12.405

Housing and value

Average WOZ value
€ 321.000
CBS 2024
Owner-occupied homes
56%
Rental homes
44%
30% housing association
Single-family homes
66%
34% multi-family
Built in the last 10 years
8%
Unoccupied properties
4%
New build in the year
98
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
2.330 kWh
per dwelling per year
Avg. feed-in
650 kWh
solar power per home
Avg. gas consumption
790 m³
per dwelling per year
Homes with solar panels
34%
Gas-free
5%
Mainly electrically heated
7%

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
800 m
avg. distance
General practice
900 m
avg. distance
Primary school
800 m
avg. distance
Daycare
600 m
avg. distance
Schools within 3 km
11
Urbanity
Strongly urban
1.679 addresses per km²
Cars per household
0,9
21.461 passenger cars
Company locations
6.415
of which 1.125 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)
54 dB
Homes with road traffic above 55 dB
12%
Homes with rail traffic above 55 dB
1%
Homes with air traffic above 48 dB
0%
Homes with wind turbine noise above 40 dB
0%
's nachts wegverkeer boven 50 dB
5%

Noise level of the 23.467 homes

  • up to 45 dB: very quiet 7% 1.664
  • 46–50 dB: quiet 27% 6.335
  • 51–55 dB: moderately 33% 7.633
  • 56–60 dB: busy 20% 4.739
  • 61–65 dB: noisy 7% 1.583
  • 66–70 dB: very noisy 4% 986
  • above 70 dB: extreme 2% 527

Flooding

Homes that may flood
92%
Of which more than 0.5 m water
89%
Of which more than 2 m water
39%
Maximum water depth
4,2 m
average 1,9 m where it floods

Air, light and green

NO₂
9,8 µg/m³
32% above WHO advice (10)
PM2,5
7,9 µg/m³
100% above WHO recommendation (5)
PM10
13,6 µg/m³
0% above WHO advice (15)
Night lighting
Dimmed
Green within 500 m
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
46–48 °C
extreme heat stress
Homes with extreme heat stress (41 °C or higher)
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
86%
Homes with moderate or high flood risk
0%
Homes with increased risk of groundwater nuisance in 2050
89%
Homes with a stormwater channel alongside the house
4%
Homes in the magnetic field zone of a high-voltage line
1%
Homes within 1 km of a wind turbine
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
46
Sep 2025 – Aug 2026
Registered crimes
2.273
+11% vs. the previous year
Residential burglaries per 1,000 homes
2,7
63 burglaries
Netherlands
45
per 1,000 inhabitants

Types of crimes (last 12 months)

  • Fietsdiefstal 11% 246
  • Vernieling 9% 203
  • Winkeldiefstal 8% 182
  • Mishandeling 6% 145
  • Bedreiging 3% 73
  • Woninginbraak 3% 63
  • Drugshandel 2% 48
  • Diefstal uit auto 2% 46

Per year

  1. 2.2772021
  2. 2.5632022
  3. 2.6082023
  4. 2.2492024
  5. 2.1552025

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

Good Liveability meter 2024

very insufficientexcellent

Liveability
Good
class 7 of 9, measurement 2024
Score
4,14
+0,04 vs. the national average
Since the previous measurement
+0,01
measurement 2022: Good

Five dimensions, deviation from the national average

  • Physical environment green, water, buildings, noise +0,00 sufficient
  • Housing stock type, construction year, ownership +0,02 sufficient
  • Amenities shops, schools, healthcare, public transport −0,01 sufficient
  • Social cohesion population composition, relocations +0,01 sufficient
  • Nuisance and insecurity crime and nuisance +0,02 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
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
0,1%
zeer laag
Pile rot in 2050
0,1%
high scenario, drier summers
Difference projection in 2050
0,9%
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

Avg. income per resident
€ 33.000
per year
Avg. income per income recipient
€ 39.100
per year
Median household wealth
€ 136.100
Net labour participation
68%
from 15 to 75 years
Self-employed
16%
of the working population
Top 20% incomes
16,7%
share of people (nationally 20%)

Districts in Zutphen 6