House prices in Zutphen
The Zutphen housing market in up-to-date figures: asking prices, price per square metre, what is for sale right now and (unique to Huisverklikker) which homes are dropping in price.
The municipality of Zutphen has, according to Statistics Netherlands (CBS), 49,028 residents. There are currently 84 homes for sale, with an average asking price of € 531,101. Over the past 90 days, 8 asking prices were reduced, by -12.4% on average.
Current supply in Zutphen
The key figures right now: what is for sale, at what price, and how much has recently been sold or reduced.
Overbidding in Zutphen
How often homes sell above the asking price in the Zutphen region, by property type and nationally.
In the NVM region of Achterhoek, which includes Zutphen, 75% of homes sold above the asking price in Q2 2026, on average 5.6% above the last asking price. Nationally that share has hovered around 71% for two years.
By property type
The region Zutphen belongs to (Q2 2026), alongside the national average.
| Achterhoek region | Whole of the Netherlands | |||
|---|---|---|---|---|
| Above asking | % gap | Above asking | % gap | |
| terraced houses | 90% | +8.2% | 80.4% | +5.9% |
| end-of-terrace houses | 81% | +7.5% | 73.2% | +4.4% |
| semi-detached houses | 81% | +6.7% | 68.5% | +3.5% |
| detached houses | 58% | +2.2% | 48.3% | +0.6% |
| apartments | 66% | +3.7% | 73.2% | +5.7% |
The “% gap” is the average difference between the last asking and sale price (positive means sold above asking). National = weighted average across all 40 NVM regions by number of transactions, Q2 2026.
Source: NVM, Market overview per region Q2 2026 (the Zutphen region and the property-type-weighted national average across all 40 regions) and Housing market analysis Q2 2026 (national total).
Price drops in Zutphen
Homes whose asking price was recently reduced, each with our full dossier.
Over the past 30 days we tracked 15 price cuts in and around Zutphen, averaging −6.6%. The biggest cut was € 398.000 (Flierderweg 8 b, Eefde). Last updated 15 July.
In Zutphen, an average of 8.1 homes come onto the market each day, against 0.1 price reductions per day. That is a ratio of 1.1%: the higher this share, the more the market is cooling.
Biggest price drops · past week
The Zutphen housing market in charts
At the top, the price distribution of the current supply; below it, the multi-year price trend compared with the Netherlands.
Price distribution of the supply
Number of homes for sale per price band (× € 1,000). Hover over a bar for the exact count.
Price trend vs. the Netherlands
Average sale price per year (CBS, existing owner-occupied homes). Hover over a point for the year and amount.
The top chart shows the price distribution of the homes currently for sale in Zutphen, so you can see which price band the supply mostly sits in. The bottom chart shows how the average sale price has developed over the past years (CBS) and compares Zutphen (orange) with the national average (grey). Notably, the price per m² in Zutphen is significantly lower than the national average, at € 4,576 versus € 5,101 nationally.
Between 2019 and 2025, the average sale price in the municipality of Zutphen rose from € 266,585 to € 444,637 (+66.8%). That puts Zutphen 7.3% below the national average. Source: CBS StatLine, existing owner-occupied homes.
Current market and outlook
The average asking price in Zutphen currently stands at € 531,101. Over the past year, we saw a rise of 13.5% (CBS), pointing to an active housing market in Zutphen. How tight that market is exactly, you can read further down under Market pressure. For up-to-date information on specific homes, see the supply and recent price drops below.
Market pressure in Zutphen
How tight is the market right now, based on our own current supply and sales data.
At the current pace of sales, Zutphen has roughly 2.5 months of supply. That makes it a seller's market (tight) right now.
For comparison, the official NVM market-tightness indicator for the whole Achterhoek region stood at 2.1 in Q2 2026.
Property types in Zutphen
The current supply in Zutphen, broken down by property type.
| apartment | 42× | € 407,881 |
| house | 42× | € 654,321 |
Asking price of the current supply; NL = NVM transaction price. Most common in Zutphen: apartment (42 of the current supply).
Zutphen vs. the Netherlands
Current supply based on our own market data.
| Metric | Zutphen | Netherlands |
|---|---|---|
| Average asking price | € 531,101 | € 658,778 |
| Price per m² | € 4,576 | € 5,101 |
| Price reductions (90 days) | 8 | 6,709 |
NVM quarterly figures for the Achterhoek region (Q2 2026)
Sales figures from NVM agents in the region of this city, as a benchmark alongside the current supply above.
In the NVM region of Achterhoek, which includes Zutphen, the average transaction price in Q2 2026 was € 472,000 (-0.3% year on year), with an average selling time of 29 days. 987 homes changed hands in the region. Nationally, the average transaction price in Q2 2026 was € 506,000, with a selling time of 28 days.
Most expensive home for sale in Zutphen
Based on the current supply.
Frequently asked questions about Zutphen
House prices in other cities
Compare the housing market with cities of similar size.
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See all price dropsSources: our own Huisverklikker market data (updated daily), CBS StatLine (residents; sale prices of existing owner-occupied homes), NVM market information and regional NVM market overviews (Q2 2026), supplemented with public market data (reference date 2026-07-19). No rights can be derived from these figures.