House Valuation in Aalst
Property valuation Aalst guide with current asking-price and WOZ context, local housing types, liveability, schools, transport and mortgage checks.
This is a local market guide, not an individual property valuation or a mortgage offer. A lender normally requires a report prepared to the stated lender and validation requirements by an appropriately qualified independent valuer. Exact value depends on the address, condition, legal title, energy performance, property type, purpose, valuation date and comparable completed sales. Request an official mortgage valuation in Aalst when you know the lender requirements.
Need a valuation in Aalst?
Speak directly with Dirk-Jan about your property, mortgage purpose and deadline. Request the report online.
Aalst in brief
Aalst sits directly south of Eindhoven and combines the Den Hof centre, established family streets, apartment corridors and green edges toward the Tongelreep and Waalrese forests. The municipality’s Omgevingsvisie Waalre 2040 describes Waalre as a high-quality residential municipality with a strong green character and vital community. Those priorities help explain why an Aalst address can differ materially from a rural-edge Waalre address.
CBS recorded 3,850 residents, 1,870 households and 1,921 homes for Aalst in 2025. Aalst has a 61% single-family share, 39% multi-family share and 64% owner-occupied share. That is a more mixed housing profile than Waalre municipality overall, where 82% of homes are single-family and 74% are owner-occupied; the difference matters when choosing comparables.
Best suited to: buyers who want a village centre, everyday shops and bus links close to Eindhoven; households comparing apartments with family houses; families using local schools, sports and green space; and international households who value a practical English intake but can manage Dutch mortgage and municipal paperwork.
Less suitable if: you need a large city-centre rental supply, a rail station within walking distance, or a quiet street with no through-traffic. Main-road noise, parking pressure and the difference between Den Hof, residential streets and the green edge can matter more than the Aalst average.
Your next step in Aalst
Local property market
Aalst at a glance
The public market snapshot mixes different measures. Funda reports listing activity and selling-time indicators. CBS reports housing stock and WOZ context. A valuation report uses the exact property, the stated purpose and completed comparable evidence.
Funda’s figures are useful for understanding the current listing market, but they are not a transaction median. A small set of larger homes can move an asking-price average, and a listing’s asking price is not the same as its eventual sale price. The CBS WOZ figure is an assessed value for taxation and does not replace a current mortgage valuation.
Neighbourhood market snapshots
Aalst’s CBS row sits inside the wider Waalre set of neighbourhoods, which shows why the address matters. The Funda pages below were checked on 22 August 2026 and should be read as local snapshots rather than promises about a future listing.
Aalst shows the largest listing supply in this comparison snapshot and a larger multi-family share in CBS data. Ekenrooi is strongly single-family and has a shorter reported selling time. Voldijn combines a higher asking-price snapshot with a lower average WOZ than Aalst. Those differences are reasons to use comparable homes from the same setting, not a reason to assign a fixed premium to a neighbourhood.
Recent Aalst asking examples
These Aalst listings and sold-listing records were checked on 22 August 2026. They demonstrate the spread of homes and last asking prices; they are not completed-sale comparables.
For a mortgage valuation, the useful comparison is not just the asking number. The appraiser also considers the home’s living area, plot, construction period, condition, energy systems, legal position, outdoor space, parking, micro-location and relevant completed sales.
Housing form, plot and condition
Town setting and micro-location
Aalst does not offer one uniform daily experience: Den Hof, main-road corridors, residential streets and the southern green edge differ. A home near a school, supermarket or village centre may trade convenience for traffic or parking. A home beside green space may gain outlook and privacy but require more travel. A rural-edge property may have a larger plot and a narrower buyer pool. The valuation must distinguish those address-level factors.
Market outlook
Base case for the next 12–24 months: Aalst’s housing context is likely to remain sensitive to Eindhoven and Brainport employment, borrowing capacity, limited green-edge supply and the pace of planned housing delivery. The municipality is developing approximately 230 homes in Ekenrooi Zuid and is progressing wider Waalre housing plans, but planning, phasing and market conditions can change. This is a planning context, not a prediction of future prices.
Living in Aalst
Everyday character
Aalst offers a village-scale daily rhythm close to a major employment centre. Den Hof provides everyday shopping and services, while established residential streets and green edges create a quieter setting than central Eindhoven. The main roads bring useful bus access but can also bring traffic and parking pressure; the southern edge feels greener but requires more planning for daily trips.
Expat suitability
Expat fit: medium to high for households that want green surroundings near Eindhoven and can plan Dutch administration and transport. Aalst’s location is practical for Brainport employment, and the municipality publishes an English information portal. Mortgage documents, school admissions, property records and lender requirements remain largely Dutch, so keep formal wording intact and ask for a plain-English explanation alongside it.
Families and children
Family suitability
Family fit: medium to high for households that value schools, green surroundings and a village centre. The municipality lists De Wilderen, De Meent, De Drijfveer, OBS Ekenrooi and Aalsterbos. Brede School Aalst houses OBS Ekenrooi and kindcentrum Aalsterbos. Childcare, sports and daily shopping vary by neighbourhood, so the school journey and after-school routine should be checked from the exact address.
Safety and liveability
Safety context
The CBS registered-crime table reports 490 registered crimes in Waalre municipality in 2025, or 27.5 per 1,000 residents. This is recorded-crime context, not a promise about a street or a forecast. A small area can show year-to-year movement, so combine public data with an address visit and normal local checks.
Safety for internationals and women
Recorded incidents do not describe how every resident experiences every street. If evening travel matters, check the walk from the bus stop or parking space, lighting near the home, sightlines, cycle continuity and door security. International households should keep emergency information and municipal contacts in a language they understand. Women, families and anyone cycling after dark should assess the exact journey at the time it will be used.
Liveability and environmental quality
Aalst’s official vision and mobility plan address green structure, traffic, noise, air, water, climate and external safety. The municipality’s green character can support outlook and recreation, while traffic, construction, drainage and maintenance remain address-specific.
Getting around
Walking and cycling
Den Hof in Aalst has the strongest everyday-service concentration, while Voldijn, Ekenrooi and Verspreide huizen can require longer trips for groceries, healthcare or childcare. CBS 2025 proximity averages place a GP about 0.6 km from homes in Aalst, 1.0 km in Voldijn, 1.3 km in Ekenrooi and 1.6 km in Verspreide huizen. Large-supermarket, school and childcare averages also differ by neighbourhood. They are road-network averages, not guarantees for one address.
The municipality’s mobility plan describes three regular bus lines and two buurtbuses, including bus 271, and an HOV Eindhoven–Valkenswaard connection through Aalst. Use the municipal traffic information and mobility plan, then check a live planner for the day and time you travel.
Employment and regional access
Aalst is well placed for households working in Eindhoven, but the best address depends on when and how each person travels. Test the journey in the same time window that you will use after moving.
Amenities and leisure
Daily essentials
The municipality lists local centres, primary schools, sports halls, cultural facilities and green recreation. Den Hof in Aalst provides more everyday convenience than the scattered homes. A house near shops can save travel time but may have more traffic or parking activity. A green-edge house may offer outlook and privacy but require a longer trip for routine services.
Recurring events and local perks
The municipality’s sport, culture and recreation page lists facilities including De Pracht, ’t Hazzo, Hoeveland, Huis van Waalre and local events. Check current calendars and opening times rather than assuming a facility is available every day.
Costs beyond the price
The purchase price is only one part of an Aalst housing decision. Budget for transfer tax or other purchase costs, mortgage advice, notary work, inspection, insurance, energy, maintenance, moving and any VvE charge. Municipal and water-board charges depend on the property and current tariff year; confirm the amount directly before relying on a budget.
For a standard Cheetah Valuations residential valuation in the normal service area, the current fee is €599 all-in, including VAT, NWWI validation, cadastral research and normal-area travel. After the inspection, the report is normally delivered within 48 hours when access, documents and agreed requirements are complete. A 24-hour option costs €60 extra. Calls are available 09:00–21:00, seven days a week, and the online form is available 24/7. Confirm the exact report type and lender wording before booking.
Settings within Aalst
The CBS values describe statistical areas, not the value of an individual home. Within each neighbourhood, plot, condition, street, energy performance and legal position can create a large spread.
Is Aalst a good place to buy?
Aalst can be a strong fit if you want a green residential setting near Eindhoven, primarily owner-occupied housing, local primary schools and a village-scale community. The main compromises are travel planning, Dutch administrative paperwork, a broad range of housing types and the fact that future development can change a local setting.
Before making an offer, compare the exact street with the report purpose. Check the home’s condition, plot and energy evidence; confirm the lender’s NWWI or other report requirement; test the school and work journeys; and review any nearby Waalre Noord or Ekenrooi Zuid planning that could affect access or outlook.
Before you rely on a valuation
An online estimate, asking price, WOZ value and mortgage valuation are not interchangeable. A mortgage report considers the individual property, valuation date, stated purpose, comparable completed sales, documents and inspection findings. The lender decides whether the report satisfies its mortgage process.
Prepare the full address, purchase agreement or mortgage request, adviser wording, deadline, floor plans, energy label, renovation evidence, permits, VvE documents where relevant, and any known access or title issue. If a file is incomplete, name the missing document early so the appointment and report timing can be planned honestly.
Data, methods and update policy
CBS figures in this guide use the 2025 Wijken en Buurten dataset and the boundaries shown in that dataset. Funda numbers are listing snapshots checked on 22 August 2026; they can change as listings are added, withdrawn or sold. Municipal planning and transport statements describe current published plans and services, not guaranteed delivery or fixed journey times. The guide is reviewed when material local data or service information changes.
Compare Aalst with nearby towns
Property valuation guide for Waalre
The Waalre snapshot recorded an average asking price of €599,571 at €4,645 per m².
The Aalst snapshot recorded an average asking price of €466,857 at €4,847 per m².
Waalre showed an average selling time of 27 days from 100 homes sold in the previous 12 months. Aalst showed an average selling time of 29 days from 58 homes sold in the previous 12 months.
In the 2025 CBS context, Waalre records an average WOZ value of €531,000, 82% single-family homes, 74% owner-occupied homes. In the 2025 CBS context, Aalst records an average WOZ value of €567,000, 61% single-family homes, 64% owner-occupied homes.
Waalre has the higher asking total, while its asking price per m² is lower than Aalst; larger homes or a different stock mix can account for that pattern. The Waalre sample also moved about 2 days faster. Match the exact address, property type, plot, condition, energy performance and report purpose before using either headline as a comparable.
Property valuation guide for Vessem
The live Funda search for Vessem showed 6 homes for sale, too small or mixed to support a reliable average asking price.
The Aalst snapshot recorded an average asking price of €466,857 at €4,847 per m².
The live Funda search for Vessem showed 6 homes for sale; there is no stable selling-time figure to compare. Aalst showed an average selling time of 29 days from 58 homes sold in the previous 12 months.
In the 2025 CBS context, Vessem records an average WOZ value of €507,000, 82% single-family homes, 75% owner-occupied homes. In the 2025 CBS context, Aalst records an average WOZ value of €567,000, 61% single-family homes, 64% owner-occupied homes.
Aalst has a usable headline asking-price sample, while the Vessem figures are represented by a range or listing count. Match the exact address, property type, plot, condition, energy performance and report purpose before using either headline as a comparable.
Property valuation guide for Sterksel
The Sterksel snapshot recorded an average asking price of €637,488 at €4,362 per m².
The Aalst snapshot recorded an average asking price of €466,857 at €4,847 per m².
Sterksel showed an average selling time of 29 days from 15 homes sold in the previous 12 months. Aalst showed an average selling time of 29 days from 58 homes sold in the previous 12 months.
In the 2025 CBS context, Sterksel records an average WOZ value of €535,000, 88% single-family homes, 84% owner-occupied homes. In the 2025 CBS context, Aalst records an average WOZ value of €567,000, 61% single-family homes, 64% owner-occupied homes.
Sterksel has the higher asking total, while its asking price per m² is lower than Aalst; larger homes or a different stock mix can account for that pattern. The Sterksel sample of 15 homes is small, so the signal can move when one unusual property enters the set. Match the exact address, property type, plot, condition, energy performance and report purpose before using either headline as a comparable.
Relevant guides and next step
If you are comparing nearby places, start with the Sterksel property valuation guide or the Heeze property valuation guide. For the report itself, review the services and prices and request a mortgage valuation.
To compare this area with nearby towns and neighbourhoods, visit the Eindhoven property valuation comparison hub.
FAQ
What is the property valuation context in Aalst?
Aalst’s valuation context combines a mixed housing stock with meaningful differences between Den Hof, established residential streets, main-road corridors and green edges. The exact home, documents, purpose and comparable completed sales still determine an individual report.
What are current house prices in Aalst?
The Funda Aalst, Waalre snapshot checked on 22 August 2026 showed an average asking price of €466,857 and €4,847 per m². This is a listing-market indicator, not a completed-sale median or a promise about the price of a particular home.
How does WOZ value differ from market value?
CBS reports an average Aalst neighbourhood WOZ value of €567,000 for 2025. WOZ is an assessed value for taxation. A mortgage valuation is a professional report for an individual property, purpose and valuation date.
Which Aalst neighbourhood is best for families?
Aalst, Waalre and Ekenrooi have access to primary-school locations, but the best fit depends on the exact street, school arrangements, childcare, budget, traffic and work journeys. Check admissions and the daily journey directly rather than relying on a neighbourhood label.
Does Aalst suit international buyers?
It can suit international buyers who want green surroundings near Eindhoven and are comfortable arranging Dutch property and mortgage documents. Cheetah Valuations provides English explanations while keeping formal Dutch lender wording visible.
Which documents should I prepare for an Aalst valuation?
Prepare the full address, purchase agreement or mortgage request, adviser wording, deadline, floor plans, energy label, renovation invoices, permits and inspection information. Apartment buyers should also provide VvE documents, service costs and maintenance plans when relevant.
How do Aalst homes differ between neighbourhoods?
CBS 2025 shows 61% single-family homes in Aalst, 85% in Waalre, 87% in Voldijn, 97% in Ekenrooi and 93% in Verspreide huizen. The differences affect comparable selection, buyer demand and the evidence needed for the report.
What are the Aalst housing plans?
The municipality describes Waalre Noord phase 3 as part of a plan for at least 800 homes overall, with at least 350 in phase 3, and Ekenrooi Zuid as approximately 230 homes. These are current planning statements; timing, design and delivery can change.
Are shops and healthcare close in Aalst?
CBS proximity averages vary by neighbourhood. GP distance is about 0.6 km in Aalst, 1.0 km in Voldijn, 1.3 km in Ekenrooi and 1.6 km in Verspreide huizen. Use the exact address and current provider information for a real decision.
Can I reach Eindhoven without a car?
The municipal mobility plan describes regular bus lines, buurtbuses and the HOV Eindhoven–Valkenswaard connection through Aalst. Check a live planner for your street, destination, day and time because schedules, works and holiday service can change.
What does a standard valuation cost?
Cheetah Valuations’ standard residential valuation is €599 all-in in the normal service area, including VAT, NWWI validation, cadastral research and normal-area travel. Confirm the report type and lender requirements before booking.
How quickly can the report be delivered?
After the inspection, a complete standard file is normally delivered within 48 hours. A 24-hour option is available for €60 extra. Timing depends on access, documents and the agreed report requirements.
When can I speak to the appraiser?
Calls are available from 09:00 to 21:00 seven days a week. The online request form is available 24/7, so you can send the address, purpose, lender wording and deadline when convenient.