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Zutphen

Gelderland · Moderately urban · CBS GM0301

Avg. sale price

€445k

Price Growth YoY

+13.5%

Population

49.028

Zutphen is a municipality in Gelderland with 49.028 residents, the 98th largest of the 342 Dutch municipalities. The average WOZ property value is €334k, 16% below the national average of €398k. Of its 23.653 homes, 57% are owner-occupied (nationally 57%). The municipality has 6 districts, each with its own housing, population, income and amenities figures below.

At a Glance

Gelderland province · urbanisation level 3/5

57% owner-occupied · 43% rental

Average income €39.1k · 32.8% higher educated

68% labour participation · 1.198 /km²

Neighbourhood Map

(CBS Wijken · click a neighbourhood to explore)

Average sale price

€445k

-7% vs Netherlands2025
Average WOZ value

€334k

-16% vs Netherlands2025
Owner-occupied

57.0%

0% vs Netherlands2025
Housing Stock

23.653

total homes
Sale Price vs. WOZ Value (€k)
In 2025 the average sale price was €111k (33%) above the WOZ value. WOZ is a tax assessment with a reference date about a year earlier, so it trails the market.
Average sale price · 2025
€445k
€270kmedian €469k€1,106k

Lower than 63% of municipalities (342)

Population Over Time (thousands)
Population has grown by 1k since 2018, reaching 49k in 2025.
Housing type · Avg. WOZ Home Value Over Time (€k) · Year-on-Year Sale Price Growth (%) · Year-on-Year WOZ Growth (%) · Housing Tenure
Housing type
66%
34%
Single-family
Multi-family
Avg. WOZ Home Value Over Time (€k)
Year-on-Year Sale Price Growth (%)
5 of 7 years had price gains. Best: 22.2% (2021); worst: -2.7% (2023).
Year-on-Year WOZ Growth (%)
Housing Tenure

Owner-occupied

57%

Rental

43%

Built before 2000

92%

Household Composition

Single

40.59%

With children

29.96%

Avg size: 2
Density: 1.198 /km²
Population density

1,198

+124% vs Netherlands2025
Age Distribution
13%
22%
28%
25%
vs Netherlands
15%
12%
26%
27%
20%
0–15 years
15–25 years
25–45 years
45–65 years
65+ years
Cultural Background · Migration Background Breakdown · Births vs deaths
Cultural Background

Dutch background

79.51%

EU / Western background

6.04%

Non-EU background

14.45%

Migration Background Breakdown
2022 data
CBS 70072ned · Western = EU + N. America + Indonesia + Japan
Births vs deaths
Average income

€39k

-7% vs Netherlands2024 · most recent CBS figure
Poverty

2.7%

-13% vs Netherlands2024 · most recent CBS figure
Labour participation

68.0%

2024 · most recent CBS figure
Avg. Income per Recipient Over Time (€k) 2024 · most recent CBS figure
Income distribution · Labour Contracts · Education & Labour
Education & Labour

Higher education

32.8%

Low education

26.2%

Labour participation

68%

Labour Contracts

Permanent contract

56%

Flexible contract

28%

Self-employed

16%

Wealth & Poverty
Median wealth
€136.1k
Poverty rate
2.7%
Cars/household
1.0
Median Wealth Over Time (€k)
Poverty rate: CBS has only published 2024 so far, so there is no trend yet.
Crime Rates (per 1,000 residents)
Source: CBS / Politie StatLine — 2012–2024
Total crime · 2025
45.1
14.3median 30.787.0

Higher than 82% of municipalities (342)

Theft, violence and vandalism together make up about 63% of all registered crime — they do not add up to the total.
Theft
18.9
Property damage
4.5
Violent crime
5.6
In 2025: 18.9 theft, 5.6 violent crimes per 1,000 residents.
Social benefits
Recipients count (latest available year)
Schools
School counts: DUO open data (active locations) · Quality verdicts: Inspectie van het Onderwijs, Aug 2026Share of all school locations. The Inspectie mainly gives a school its own verdict when it sees a risk; most schools have none and fall in the middle segment. For secondary schools the weakest programme verdict at that location counts.

18

Primary schools (PO)

13

Secondary schools (VO)

Inspection quality

100%
Good · 0.0%
Sufficient or no separate verdict · 100.0%
Weak / insufficient · 0.0%
Childcare
Source: LRK (Landelijk Register Kinderopvang) · Registered & active locations only

28

Daycare (KDV)

24

After-school care (BSO)

868

KDV child places

31

Avg KDV size
13.6 KDV spots /100 children (0–15)
0.68 KDV /km²

KDV vs BSO breakdown

54%
46%
Kinderdagverblijf (ages 0–4) · 54% · 28 locations
Buitenschoolse opvang (after-school) · 46% · 24 locations

VVE coverage (early childhood education)

50%
50%
Offers VVE · 50% · 14 locations
No VVE · 50% · 14 locations
Nitrogen dioxide (NO₂)

8.9

-26% vs Netherlands2025
Fine particulates (PM2.5)

8.4

-3% vs Netherlands2025
Distance to GP

0.8 km

-27% vs Netherlands2025
Distance to supermarket

0.8 km

-20% vs Netherlands2025
Proximity — Avg. Distance to Nearest Facility

General practitioner

0.8 km

Supermarket

0.8 km

Childcare

0.6 km

Primary school

0.8 km

Source: CBS Nabijheid voorzieningen 2023
Public Transport
Source: OpenStreetMap

Train stations

1

Bus stops

83

Air Quality
Annual average concentrations — source: RIVM Large-Scale Concentration Maps
NO₂ nitrogen dioxide
8.9
µg/m³
-3.1 vs. national avg (12.0 µg/m³)EU limit: 40 µg/m³
PM2.5 particulate matter
8.4
µg/m³
-0.3 vs. national avg (8.7 µg/m³)EU limit: 25 µg/m³
Energy consumption trend · Solar panels
Energy consumption trend
Religious Affiliation (%)
Province-level estimate (CBS 2015) · Gelderland
Places of Worship (Buildings)
16 total in municipality · 3.26 per 10k residents

Christian churches

14

Mosques

1

Synagogues

1

Temples / other

0

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