Centrum - De Hoven, Zutphen
Neighbourhood research for Centrum - De Hoven — safety, schools, livability and property values from official government data.
Centrum - De Hoven in Zutphen scores 3.0 out of 5 on the government's Leefbaarometer livability index. Reported crime here is classified as elevated relative to other Dutch neighbourhoods.
At €346.000, the average WOZ value here runs 4% above what's typical for Zutphen as a whole. That's 13% below the Dutch national average. Zooming out, Zutphen-wide sale prices rose 13.5% over the past year, and recent buyers across the wider region paid 5.6% over asking, with homes selling in a median of 29 days — a sense of the competition to expect, even if it doesn't map exactly onto this street.
A few things worth weighing before you commit: foundation risk near the centre of the neighbourhood is rated moderate — for pre-1970 homes, ask for a foundation inspection before you bid.
Livability
Average
Avg. WOZ value
€346.000
Crime risk
High risk
Based on 6 government sources · Last updated 27 August 2026
Frequently Asked Questions
Similar neighbourhoods in Zutphen
Neighbourhoods in a similar price and livability range
All neighbourhoods in Zutphen →What does a home in Centrum - De Hoven cost?
Average WOZ value
€346,000
The WOZ value is the municipality's own valuation, set as of 1 January the previous year. In a rising market asking prices in Centrum - De Hoven usually sit above it — treat this as a floor, not a market value.
Gross annual income needed to borrow that amount
€62,500
One income, no student debt or other loans, 30-year annuity at 4.5%, using the 2026 Nibud standards. Buyer's costs come on top and cannot be added to the mortgage. On two incomes the bar is lower.
Further reading
What is the WOZ value and why does it matter?
The WOZ value determines your municipal taxes and is used by banks as an indication of property value.
How does bidding on a house work in the Netherlands?
Unlike many countries, the asking price in the Netherlands is often just a starting point for negotiation.
Buyer’s costs (k.k.) — what do you pay on top?
Budget 4–6% on top of the purchase price. Here’s an overview of all additional costs.