House Valuation in Achtse Barrier–Gunterslaer
Property valuation Achtse Barrier–Gunterslaer guide with CBS 2025 context, current asking listings, established family housing, local services, transport and mortgage checks.
Important: This is a neighbourhood guide, not an individual valuation or mortgage offer. A lender normally requires a report prepared for the stated purpose and validation requirements by an appropriately qualified independent valuer. Exact value depends on the address, condition, legal title, energy performance, property type, valuation date and comparable completed sales. Request an official mortgage valuation in Achtse Barrier–Gunterslaer after confirming the lender requirements.
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Your next step in Achtse Barrier–Gunterslaer
Local property market
What the neighbourhood figures measure
The CBS buurt boundary is useful because it describes a specific housing area rather than the whole of Eindhoven. It is still an average. Within the boundary, a quiet row-house court, a corner home near a collector road and an apartment near a service corridor can have different buyers, costs and comparable evidence. The 2025 numbers below should be read alongside the live listing snapshot and the exact property documents.
The neighbourhood has a higher single-family and owner-occupied share than Eindhoven as a whole. That does not mean every street has the same price position: it means that gardens, extensions, roof condition, energy performance, parking and family layout are recurring valuation questions. The absence of new homes in the latest CBS measure also makes the existing stock especially important; renovation quality can separate two similar-looking houses.
Three market snapshots, kept separate
Funda’s Achtse Barrier–Gunterslaer search showed 18 active listings on 23 August 2026. The visible asking examples included Normandielaan 85 (144 m² living area, 221 m² plot, €539,000 asking, four rooms, label C), Fransebaan 82 (116 m², 282 m² plot, €520,000 asking, four rooms, label B) and Bourgognelaan 26 (126 m², 240 m² plot, €539,500 asking, four rooms, label C). These are asking listings, not completed sales; availability and asking prices change.
Huiswaardemeter’s August 2026 neighbourhood model reported an average calculated woningwaarde of €517,137, with a model range of €442,899–€564,330. Its calculated examples included Canneshof 23 (€400,528 for 103 m²), Narbonnehof 6 (€462,837 for 126 m²) and Picardiehof 1 (€668,033 for 176 m²). The same page reported an August average of €534,892 and €4,245 per m². This is a third-party model, not an appraisal; the range is useful as a signal of spread, not as a lender value.
Buurtje’s neighbourhood snapshot recorded 1,650 households, an average household size of 2.3, 77% owner occupation and a small asking/sales sample. It reported nine homes for sale at its crawl, seven homes sold in the previous year, an average online period of 87 days and an average asking price of €487,429. A later period on the same source showed seven sales, an average sale price of €473,571 and 34 sales in the preceding twelve months. Because the source, crawl and period differ from Funda and CBS, these figures must not be merged into one median.
Comparable listing questions
Recent completed-sale evidence should be preferred for the report. Listing examples help explain the live market, but the valuation must adjust for living area, plot, build era, energy, condition, parking, legal position and the precise street. A higher asking price is not proof that a similar home will sell for that amount.
What drives value in Achtse Barrier–Gunterslaer
Housing pattern and lender checks
The CBS housing mix is unusually clear: row houses account for 62%, corner homes 27%, semi-detached homes 2%, detached homes 1% and multi-family homes 8%. Most stock is more than ten years old, and the neighbourhood’s late-1970s character means that an inspection should look closely at roof coverings, glazing, insulation, heating, ventilation, extensions and evidence of moisture. A tidy interior does not remove the need to verify the technical and legal file.
For a mortgage report, the appraiser needs the exact address, report purpose, lender wording, inspection access and a defensible comparison set. NEN 2580 area, plot boundaries, permits, easements, energy label, parking rights, renovation invoices and apartment documents can all influence the conclusion. An extension without clear permission, a different usable-area measurement or a planned public-space change can be more important than a small difference in asking price.
Living in Achtse Barrier–Gunterslaer
Everyday character
Achtse Barrier–Gunterslaer feels like an established residential part of Eindhoven rather than a separate village. Many streets have front gardens, mature trees and family layouts, while the neighbourhood’s edges connect to open green strips and cycle paths. The Ardèchelaan shopping-centre area adds a local service function; the Frenchbaan and surrounding roads bring more movement. A weekday school-run visit, a late-afternoon traffic check and an evening walk show more than a single daytime viewing.
Families and children
The De Achtbaan school guide describes the school in Eindhoven-Noord/Achtse Barrier and identifies Little Jungle as its SPIL partner. GGD Brabant-Zuidoost lists youth health care at Normandiëlaan 48A for children up to 18. Municipal open data records play equipment at Picardiehof and Besançonlaan, while the green-data catalogue includes public green in the Gunterslaer area. These facts describe provision, not school quality, admission or childcare availability. Families should check catchment, hours, waiting lists, traffic crossings and the actual walk or cycle journey from the address.
Expat and international households
The area sits inside Eindhoven’s Brainport employment market and the English-language intake at Cheetah Valuations can make the valuation process easier for international buyers. Local administration, school selection, Dutch lender wording and document requirements still need attention. International households should test the commute to work, check the language and admission rules of each school or childcare provider, and compare rental-to-buy timing. The neighbourhood is practical and family-oriented; it is not a centre-city international district with every service at the front door.
Safety and liveability
The municipality lists Achtse Barrier under Woensel-Noord’s area coordination and buurtpreventie network. That provides a practical community contact, not a guarantee of safety. For current incidents, use the Dutch police crime dashboard filtered to the relevant buurt or postcode and the period you care about. Recorded incidents, perceived safety and nuisance reports measure different things. Conditions also vary by lighting, traffic, active frontages and time of day, so inspect the exact street rather than applying a city-wide label.
For environmental checks, Eindhoven’s open-data heat-planning material assigns address-level alternatives and search areas rather than one uniform solution for the whole neighbourhood. The Atlas Leefomgeving check can be used for noise, air, heat, water and other address-level conditions. The municipal public-space report dataset can reveal maintenance patterns, but a report is not a crime score. Buyers should check traffic and aircraft/road noise at the address, especially where the view opens toward a busier corridor.
Getting around
Walking, cycling and buses
The neighbourhood has a practical cycle-and-bus structure, with daily destinations within the CBS proximity averages: supermarket 0.6 km, school 0.5 km, childcare 0.6 km and GP 0.5 km. The local health centre at Fransebaan 580–588 identifies public-transport access near Cahorslaan. Hermes publishes current line maps, stop information and timetable links; check the exact stop and travel date before relying on any departure or frequency. There is no railway station inside the buurt; Eindhoven Centraal is outside it, so a rail commute includes a first bus or cycle leg.
For airport and Brainport travel, test the full trip from the address at the time you normally travel. Congestion, school traffic, parking, transfer time and the return journey can matter more than a straight-line distance. A buyer who cycles may value a different street connection from a household that drives to Eindhoven Airport or uses Eindhoven Centraal every day.
Amenities and leisure
The neighbourhood’s strongest amenity pattern is practical rather than tourist-oriented: local shops, a health centre, schools, childcare, sport facilities and green corridors. Sporthal Achtse Barrier is listed by the municipality as a Woensel sports facility. Playground data names Picardiehof and Besançonlaan locations. The area’s green strips and cycling paths make everyday outdoor time convenient, while the wider Woensel-Noord network provides more retail and evening options. Activity, deliveries and parking can increase around the shopping centre and sports periods, so visit at more than one time of day.
The municipality’s Hartje Barrier decision focuses on the local shopping-centre area around Ardèchelaan and includes residential development and redesign. That may improve services, but construction access, phasing and final layout are matters to verify before purchase. The municipality’s B5 nature project also reviews ecological connections that include the Achtse Barrier context. These are public planning signals, not a guaranteed completion date or value uplift.
Costs beyond the price
The valuation fee is one line in the acquisition budget. A lender’s report supports a lending decision; it does not guarantee a loan, sale price or renovation budget. Keep recurring costs separate from one-off purchase costs and check the exact home rather than applying the neighbourhood average.
Neighbourhood variation around Achtse Molen
The wider Achtse Molen wijk contains five CBS buurten. They share a municipal district but have visibly different housing and access patterns. The figures below are context, not a price ranking.
The comparison shows why a listing labelled “Achtse Barrier” needs its exact buurt and postcode checked. A small high-value sample in Kapelbeemd cannot be used as a benchmark for a row house in Gunterslaer; nor can an average from Hoeven be substituted without adjustments for tenure, density, type and condition.
Is Achtse Barrier–Gunterslaer a good place to buy?
It can be a strong fit for buyers who want an established Eindhoven family neighbourhood, practical schools and healthcare, green cycling connections and a high owner-occupied share. The housing stock is familiar to local buyers and offers a broad range of row and corner homes. The trade-offs are urban traffic, variable parking, late-1970s maintenance exposure and the need to check planning around the shopping-centre area. Buyers who need a rural setting, a central-city apartment lifestyle or guaranteed quiet may prefer a different location. The decision should combine the exact home, lender requirements, commute, school and childcare logistics, energy budget and willingness to maintain or improve an older property.
Before you rely on a valuation
- Compare the same property type, living area, plot, condition, energy label, outdoor space, parking and micro-location.
- Keep asking prices, WOZ values, calculated models and completed sales clearly separate.
- Check title, boundaries, easements, permits, heat planning, noise, air, water, soil, foundation and public-space notices for the exact address.
- Arrange an independent structural inspection when an older roof, extension, damp, foundation or installation issue warrants it.
- Verify NEN 2580 floor area, energy-label validity, renovation permissions and any stated features before making an offer.
- Keep the lender or mortgage adviser wording. NWWI, NHG, report purpose, validation and deadline terms determine which report is needed.
- Treat this guide as local context. A lender-ready report assesses the individual home on the agreed valuation date.
How to read the numbers
The CBS 86165NED table provides the 2025 population, housing, WOZ, tenure, density and proximity context for the defined buurt, Eindhoven municipality and Netherlands. Municipal boundary and open-data pages explain the district and public-space context. Funda provides the live asking-market snapshot and individual listing examples. Huiswaardemeter and Buurtje provide third-party model or market observations with their own samples and dates. Hermes provides official public-transport information. Police, Atlas Leefomgeving and Eindhoven planning sources answer different safety, environment and outlook questions.
An average WOZ value is an assessed measure, not a sale price. A listing is an asking signal, not a completed transaction. A third-party model is not a lender report. Figures with different boundaries, samples or periods must remain separate. This page was reviewed on 23 August 2026; volatile listings, planning, transport and local services should be checked again before a decision.
Address-level due diligence
Before an offer
The neighbourhood data can tell you that Gunterslaer is predominantly owner-occupied, family-oriented and made up of established homes. It cannot tell you whether a particular extension is permitted, whether a roof has reached the end of its service life, or whether the bedroom plan works for your household. Ask for the title documents, cadastral boundary, purchase agreement, energy label, floor-area measurement, permits and renovation invoices. If the property is an apartment, add the VvE declaration, recent minutes, reserve position, multi-year maintenance plan, insurance and planned special contributions.
The most useful comparison is not the home with the closest headline asking price. It is the home with the closest combination of living area, plot, build period, type, condition, energy performance, outdoor space, parking and street context. A 116 m² row house with a good label and a deep plot may need a different adjustment from a 126 m² corner home with an older roof. A 57 m² apartment at Biarritzplein answers an apartment question; it should not be used as a direct benchmark for a family house on Fransebaan.
Renovation and energy
Late-1970s homes often have a coherent original construction pattern, but the current condition may range from fully updated to largely original. Check roof insulation, cavity-wall insulation, glazing, ventilation, heating system, solar panels, electrics and any dormer or rear extension. The official energy label is a useful starting document, not a substitute for inspection. Energy costs, comfort and the ability to finance improvements can affect both the buyer’s offer and the lender’s view of marketability.
The municipal heat-planning data is address-specific. A search area or preferred alternative does not mean every house on the street will receive the same system at the same time. Ask the municipality or the seller for the current position, check planning notices and avoid pricing in a future installation that has not been approved, funded or scheduled. The same caution applies to solar, insulation grants and public-space work.
Street, garden and access
Front gardens and green corridors can make the neighbourhood feel open, but the exact view, orientation and privacy matter. A house beside a collector road may have a different noise pattern from one behind a green strip. Visit in the morning school period, afternoon peak, evening and at the weekend. Note delivery vans, parking turnover, cycle crossings, lighting, trees, drainage and whether a garden is overlooked. These observations are not a replacement for official environmental data, but they help you ask the right address-specific questions.
Lender-ready documents
For the inspection, prepare the lender’s wording, report purpose, purchase price or refinancing goal, access arrangements and deadline. Include plans and quotations when the valuation concerns renovation, a mortgage increase or an energy-saving budget. A report can describe the existing home and, where the assignment permits, the value after specified work; it cannot validate an undefined wish list. Clear documents reduce follow-up questions and help Dirk-Jan select relevant evidence.
Planning and neighbourhood change
The adopted Hartje Barrier decision concerns a residential and shopping-centre renewal area around Ardèchelaan. The plan is a formal planning signal, but it does not make every concept drawing a guaranteed outcome. A buyer should distinguish an adopted plan, an approved permit, work on site and an early design study. Each stage has a different certainty, timing and possible effect on noise, access, views, parking and local services.
The B5 nature project is a broader ecological programme that includes the Achtse Barrier context. More connected green space can be positive for shade, walking and biodiversity, while construction access or changed maintenance can temporarily affect a street. The municipal heat-planning datasets also point to a transition that varies by address. Read the exact documents for the property and check the date of the latest decision before using a plan in a negotiation or valuation discussion.
Planning is part of a valuation file because market participants price the environment as well as the building. A new shop entrance, a redesigned parking area, a safer crossing or additional homes can each change convenience and activity. None should be converted into a guaranteed premium or discount without address-level evidence and a clear effective date. The report should state what was known at the valuation date and which assumptions remain conditional.
Practical fit for different buyers
Families
Families often value the combination of single-family homes, gardens, playgrounds, school proximity and access to Woensel-Noord services. The CBS averages support that practical picture, but they do not show walking quality at every crossing or whether a school has a place. Walk the school journey at the morning start, check the provider’s hours and ask about waiting lists. A corner home may offer a wider plot and more daylight but also more exposed frontage; a row house may be efficient but have less side access or parking.
First-time buyers and movers
The owner-occupied share is high enough to create a familiar family-home market, while the neighbourhood still includes rental and apartment segments. First-time buyers should budget for inspection, notary, transfer tax where applicable, advice, moving and energy work. Movers should compare the new home’s maintenance profile and travel routine with their current costs. A higher WOZ or asking figure does not guarantee a better fit; layout, condition and monthly commitments matter.
International households
English-language help can make the valuation intake clearer, but local purchase and mortgage decisions still use Dutch documents and lender terminology. International households should obtain the translated or explained wording they need, confirm whether the lender requires NWWI validation, and allow time for cadastral and property information. Check school language, childcare registration, bike storage, parking and the commute to the workplace. The neighbourhood can be convenient for Brainport workers, but convenience depends on the address and daily travel time.
Downsizers and apartment buyers
The neighbourhood’s family-home profile does not eliminate apartment questions. Buyers considering an apartment should focus on floor, lift, balcony, service charges, reserve, planned works, insurance, noise and the VvE’s ability to fund maintenance. Downsizers may value a smaller home close to services, while an older family house can create stairs, garden and maintenance commitments. The comparison set should follow the intended household, not the most visible listing count.
A balanced market reading
The three market snapshots point in the same broad direction—a functioning family-home market with a meaningful spread between homes—but they answer different questions. Funda shows what is available and how sellers are positioning current listings. Huiswaardemeter estimates what a model assigns to addresses using its own method. Buurtje combines a different crawl and period to describe asking and sales activity. The sources should be displayed side by side, not averaged together into a single “true price.”
The CBS average WOZ of €415,000 is closer to the municipality’s €391,000 and the national €398,000 than the third-party asking or model figures. That does not make CBS more current for an offer; it makes it a useful assessed-value baseline. The difference between a WOZ measure, a live asking price and a completed sale can reflect timing, renovation, property mix, tax assessment rules and sample selection. A mortgage valuation uses comparable evidence and property inspection to answer a different question.
For buyers, this means an offer should be based on the home’s condition, competing supply, financing and the best available completed evidence—not on one online estimate. For sellers, a well-supported asking strategy should explain improvements, floor area, label, plot, parking and street context rather than simply copying a neighbour’s price. For owners refinancing, the lender’s purpose and the home’s current legal and technical file are more important than a neighbourhood headline.
Questions to take to the viewing
- Which rooms, extensions and storage areas are included in the official floor-area measurement?
- What work has been carried out on the roof, insulation, windows, heating and ventilation, and are invoices or permits available?
- Is the garden or parking area included in the title, and are there easements or shared access rights?
- What does the latest energy label say, and which systems or improvements are not covered by it?
- How does the street feel during school arrival, evening parking and weekend shopping or sport?
- Is the address inside the Hartje Barrier planning area or another heat or public-space zone?
- What exactly does the lender require: standard report, NWWI validation, NHG wording, renovation value or a deadline-specific assignment?
These questions make the guide useful without pretending that a neighbourhood page can replace inspection. They also create a cleaner handover for a valuation request: the address, purpose, documents and deadline can be discussed in the first conversation.
Compare Achtse Barrier-Gunterslaer with nearby Eindhoven neighbourhoods
Property valuation guide for Blixembosch-Oost
CBS 2025 places Achtse Barrier-Gunterslaer at 3,770 residents, 1,590 homes, an average WOZ value of €415,000, 92% single-family homes and 77% owner-occupied homes. Blixembosch-Oost records 7,685 residents, 2,871 homes, an average WOZ value of €578,000, 92% single-family homes and 88% owner-occupied homes. These are different neighbourhood boundaries, so the figures are useful context rather than a direct price promise.
The August 2026 Funda snapshot showed 18 active listings in Achtse Barrier-Gunterslaer and 21 active listings in Blixembosch-Oost at an average asking price of €579,524. The Achtse Barrier-Gunterslaer profile did not publish an average asking price in that snapshot, so the listing count is the safer comparison.
The portal measures add useful texture: Blixembosch-Oost reported €4,568 per m². These are dated asking-price or portal measures and do not replace a comparable completed sale.
The pattern makes sense when the stock is considered: Achtse Barrier-Gunterslaer has 92% single-family homes and 77% owner-occupied homes, while Blixembosch-Oost has 92% single-family homes and 88% owner-occupied homes. Larger detached homes, apartments, tenure, plot size, energy upgrades and street position can move an average more than the neighbourhood label itself. A higher portal figure does not by itself prove that one area is overvalued.
For a mortgage valuation, compare the exact home in Achtse Barrier-Gunterslaer with genuinely similar evidence in Blixembosch-Oost only when type, size, plot, condition, energy label, parking or VvE, legal title, valuation date and purpose line up. The figures help frame the conversation; they do not replace the inspection and lender-specific report.
Property valuation guide for Woenselse Heide
CBS 2025 places Achtse Barrier-Gunterslaer at 3,770 residents, 1,590 homes, an average WOZ value of €415,000, 92% single-family homes and 77% owner-occupied homes. Woenselse Heide records an average WOZ value of €380,000. These are different neighbourhood boundaries, so the figures are useful context rather than a direct price promise.
The August 2026 Funda snapshots showed 18 active listings in Achtse Barrier-Gunterslaer and 16 active listings in Woenselse Heide. Neither profile published a comparable average asking price in the checked view, which is a useful reminder that a small or quiet sample should not be filled with an invented average.
The additional evidence is uneven: the model signal for Achtse Barrier-Gunterslaer was €517,137. Model values, sold counts and median sale figures use their own definitions, so they are signals to investigate rather than a single ranking.
The pattern needs an address-level explanation. Housing type, tenure, plot size, floor area, condition, energy performance and street position can move a valuation more than the neighbourhood label, especially where the portal sample is small or the CBS boundary is compact.
For a mortgage valuation, compare the exact home in Achtse Barrier-Gunterslaer with genuinely similar evidence in Woenselse Heide only when type, size, plot, condition, energy label, parking or VvE, legal title, valuation date and purpose line up. The figures help frame the conversation; they do not replace the inspection and lender-specific report.
Property valuation guide for Kerkdorp Acht
CBS 2025 places Achtse Barrier-Gunterslaer at 3,770 residents, 1,590 homes, an average WOZ value of €415,000, 92% single-family homes and 77% owner-occupied homes. Kerkdorp Acht records 3,510 residents, 1,481 homes, an average WOZ value of €595,000, 90% single-family homes and 84% owner-occupied homes. These are different neighbourhood boundaries, so the figures are useful context rather than a direct price promise.
The August 2026 Funda snapshot showed 18 active listings in Achtse Barrier-Gunterslaer and 16 active listings in Kerkdorp Acht at an average asking price of €650,000. The Achtse Barrier-Gunterslaer profile did not publish an average asking price in that snapshot, so the listing count is the safer comparison.
The portal measures add useful texture: Kerkdorp Acht reported €4,464 per m². These are dated asking-price or portal measures and do not replace a comparable completed sale.
The pattern makes sense when the stock is considered: Achtse Barrier-Gunterslaer has 92% single-family homes and 77% owner-occupied homes, while Kerkdorp Acht has 90% single-family homes and 84% owner-occupied homes. Larger detached homes, apartments, tenure, plot size, energy upgrades and street position can move an average more than the neighbourhood label itself. A higher portal figure does not by itself prove that one area is overvalued.
For a mortgage valuation, compare the exact home in Achtse Barrier-Gunterslaer with genuinely similar evidence in Kerkdorp Acht only when type, size, plot, condition, energy label, parking or VvE, legal title, valuation date and purpose line up. The figures help frame the conversation; they do not replace the inspection and lender-specific report.
Relevant guides and next step
- Request a mortgage valuation in Eindhoven with the address, report purpose, lender wording and deadline.
- Property valuation services in Eindhoven for inclusions, price and report timing.
- About Cheetah Valuations and Dirk-Jan for professional background and English-language intake.
- Documents needed for a mortgage valuation in the Netherlands before inspection.
- Compare the Sterksel guide for a smaller village market.
To compare this area with nearby towns and neighbourhoods, visit the Eindhoven property valuation comparison hub.
FAQ
What is the average WOZ value in Achtse Barrier–Gunterslaer?
CBS 86165NED reports an average WOZ value of €415,000 for Achtse Barrier–Gunterslaer in the 2025 neighbourhood data. That is an assessed value for this defined buurt, not an asking price or a mortgage valuation of one home. Size, plot, condition, energy performance, tenure and street position can create a large difference between a home and the buurt average.
How many homes are currently for sale in Achtse Barrier–Gunterslaer?
The Funda neighbourhood search showed 18 active homes for sale when checked on 23 August 2026. The count is a live listing snapshot and changes as homes are listed, reserved or sold. It should not be read as the number of homes in the neighbourhood or as annual sales volume.
What type of homes are common in Achtse Barrier–Gunterslaer?
CBS 2025 records 92% single-family homes, with row houses making up 62% and corner homes 27%. Multi-family homes account for 8%. The neighbourhood is therefore dominated by established family housing, but apartments and different street positions still need their own comparison set.
Is Achtse Barrier–Gunterslaer suitable for families?
It can suit families who want established streets, nearby schools and childcare, green strips, playgrounds and practical access to Woensel-Noord services. CBS places a primary school about 0.5 km away and childcare about 0.6 km away on average. Confirm the exact school, childcare capacity, traffic conditions and daily pattern for the address.
How is public transport from Achtse Barrier–Gunterslaer?
The neighbourhood is served by Eindhoven bus connections shown in the current Hermes network and stop information, with local directory information identifying the Cahorslaan stop near the health centre. Check the live operator timetable for the exact stop, date and holiday period; service patterns can change and Eindhoven Centraal is outside the neighbourhood.
What planning should buyers check in the neighbourhood?
The adopted Hartje Barrier plan concerns a residential and shopping-centre renewal area around Ardèchelaan. The municipality is also reviewing nature-network designs that include the Achtse Barrier context. These are planning signals, not a promise of a finished project date. Check the address, current decisions, permits, construction phase and likely noise or access changes before relying on them.
What affects the value of a home in Achtse Barrier–Gunterslaer most?
The strongest checks are the exact street and subarea, living area and plot, row or corner position, extension quality, energy label, roof and installation condition, garden and parking, traffic and noise, and any nearby shopping-centre or public-space change. Comparable evidence should match the home and valuation purpose rather than relying on a buurt average.
What do I need for a mortgage valuation in Achtse Barrier–Gunterslaer?
Have the property address, purpose of the report, lender or adviser wording, purchase agreement if available, known renovation plans, relevant permits, energy information and the preferred inspection deadline ready. Dirk-Jan confirms the report type during intake. The standard residential valuation is €599 including VAT, NWWI validation where required, cadastral research and normal-area travel; a 24-hour option is €60 extra when agreed requirements are complete.