House Valuation in Achtse Barrier–Spaaihoef, Eindhoven
Property valuation Achtse Barrier–Spaaihoef guide with CBS 2025 context, current asking listings, established family housing, local services, Hartje Barrier planning, transport and mortgage checks.
Achtse Barrier–Spaaihoef in brief
Important: This is a local market 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–Spaaihoef after confirming the lender requirements.
Your next step in Achtse Barrier–Spaaihoef
Local property market
What the neighbourhood figures measure
The CBS buurt boundary describes a specific housing area rather than all of Eindhoven. It is still an average: a quiet row-house court, a corner property beside a collector road, and an apartment near a service corridor can have different buyers, costs and comparable evidence. The figures below are the 2025 CBS release and should be read with the live asking snapshot and the exact property documents.
| Measure | Achtse Barrier–Spaaihoef | Eindhoven municipality | Netherlands | Definition and date |
|---|---|---|---|---|
| Residents | 4,520 | 249,035 | 18,044,027 | CBS 86165NED, 2025 |
| Households | 1,920 | 130,304 | 8,430,352 | CBS total households, 2025 |
| Average household size | 2.4 | 1.9 | 2.1 | CBS persons per household |
| Housing stock | 1,888 | 121,191 | 8,274,478 | CBS homes |
| Average WOZ | €442,000 | €391,000 | €398,000 | Assessed value, not asking price |
| Single-family homes | 96% | 58% | 63% | CBS housing type |
| Row houses | 66% | — | — | Single-family subtype |
| Corner homes | 20% | — | — | Single-family subtype |
| Semi-detached homes | 2% | — | — | Single-family subtype |
| Detached homes | 7% | — | — | Single-family subtype |
| Multi-family homes | 4% | 42% | 37% | CBS housing type; subtype total may differ due to rounding |
| Owner occupied | 88% | 44% | 57% | Tenure |
| Housing-corporation rental | 7% | — | — | Part of total rental share |
| Other rental | 5% | — | — | Part of total rental share |
| Density | 4,477 residents/km² | 2,829 | 536 | CBS density |
| New-build homes | 18 | 1,529 | 69,189 | Latest CBS new-build measure |
| Supermarket distance | 0.9 km | 0.7 km | 1.0 km | Average distance |
| Childcare distance | 0.5 km | 0.6 km | 0.7 km | Average distance |
| School distance | 0.5 km | 0.7 km | 0.8 km | Average distance |
| GP distance | 0.6 km | 0.8 km | 1.1 km | Average distance |
| Area | 102 ha (101 land, 1 water) | — | — | CBS area |
Achtse Barrier–Spaaihoef’s age profile includes 745 residents aged 0–15, 425 aged 15–25, 1,175 aged 25–45, 1,220 aged 45–65 and 955 aged 65+. CBS records 655 households without children and 760 with children. These are population and household categories, not school-catchment or admission forecasts.
Three market snapshots, kept separate
The Funda Achtse Barrier–Spaaihoef information page showed 22 homes for sale, an average asking price of €500,000, average asking price of €4,268 per m², and an average selling time of 22 days, based on 68 homes sold in the previous 12 months, when checked on 23 August 2026. The live Funda search is a separate inventory view; its count can change as homes are listed, reserved or sold. These are asking signals, not completed-sale figures.
Huiswaardemeter’s Achtse Barrier–Spaaihoef model, checked about two weeks before 23 August 2026, covered the 1,888-home buurt and modelled an average house price of €584,457, around €4,519 per m², and a +3.6% year trend. It also showed modelled street-level variation, with higher estimates around Azincourthof, Sommelaan and Loirelaan and lower estimates around Cevenneshof, Maconhof and Nanteslaan. This is a modelled estimate, not a transaction series or lender conclusion.
Buurtje’s Achtse Barrier–Spaaihoef page, crawled five days before 23 August 2026, described roughly 1,887 homes, 28 current homes, 117 homes sold in the previous year, an average asking price of €502,047, average selling time of 36 days, and average asking price around €4,082 per m² of plot. Its boundary and crawl date differ from Funda and CBS, so the figures stay separate rather than being averaged.
Koophuurhuizen’ Achtse Barrier–Spaaihoef snapshot, checked in the week before 23 August 2026, reported an aggregator sample of roughly 152 homes, a modelled range of €395,000–€1.05 million, and an average around €563,150. It is useful as an additional search signal only; it is not a cadastral transaction series or mortgage valuation.
Comparable listing questions
| Listing snapshot | Evidence | Comparability question |
|---|---|---|
| Belforthof 5, 5627 SC | €385,000 asking; 108 m²; 174 m² plot; three bedrooms; label B; built 1981; carport | Is a courtyard home with carport comparable with the subject’s street position and garden? |
| Spaaihoefweg 16, 5627 PH | €425,000 asking; 116.2 m²; 183 m² plot; four bedrooms; label B; built 1984 | How do extension quality, plot use and the cycle-corridor edge compare? |
| Mainelaan 153, 5627 ND | €485,000 asking; 100 m²; 183 m² plot; three bedrooms; label B; built 1988; garage/driveway and ten solar panels | Do parking, solar installation and smaller living area change the comparison? |
| Angerslaan 10, 5627 RA | €600,000 asking; 120 m²; 310 m² plot; four bedrooms; label A; built 1986; two-under-one-roof and garage | The larger plot, stronger label and semi-detached form require explicit adjustment. |
| Cevenneshof 7, 5627 ML | €375,000 asking; 83 m²; 217 m² plot; two rooms; label C | Smaller living area and court position may explain a different buyer bracket. |
| Lorrainelaan 18, 5627 NM | €550,000 asking; 132 m²; 209 m² plot; four bedrooms | Verify label, renovation and exact street exposure before using it as a comparator. |
These asking examples span roughly €375,000–€600,000 and 83–132 m², with a separate courtyard sample. A valuation should adjust for living area, plot, home type, build/renovation condition, energy label, parking, street exposure and report purpose. A higher asking price is not proof that a similar home will sell for that amount.
Spaaihoef’s age profile includes 580 residents aged 0–15, 410 aged 15–25, 1,005 aged 25–45, 1,020 aged 45–65 and 870 aged 65+. CBS records 550 households without children and 620 with children. These are population and household categories, not school-catchment or admission forecasts.
What drives value in Achtse Barrier–Spaaihoef
Housing pattern and lender checks
CBS records a strongly family-housing-led but not uniform pattern: 66% of all homes are row houses, 20% corner homes, 2% semi-detached, 7% detached and 4% multi-family after rounding. Most homes date from the established 1980s–1990s expansion of the Achtse Barrier; CBS records 18 new-build homes in the latest measure. Roof coverings, glazing, insulation, heating, ventilation, extensions and moisture records therefore deserve an address-level check. A tidy interior does not remove the need to verify the technical and legal file.
For a mortgage report, prepare 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 affect the conclusion. The difference between a quiet green edge and a collector-road frontage may matter more than a small change in asking price.
| Value factor | Local signal to check | Why it matters |
|---|---|---|
| Street and subarea | Spaaihoefweg, French-named lanes, courts, green corridors and collector roads | Noise, privacy, light, parking and demand change over short distances |
| Home type | Row, corner, semi-detached, detached or apartment | Layout, plot, maintenance and comparable pool differ |
| Area and plot | NEN 2580 living area, garden, storage and plot | Size and outdoor space support like-for-like comparison |
| Condition | Roof, facade, windows, installations, damp and extensions | Deferred work affects marketability and lender comfort |
| Energy | Label, insulation, glazing, heating, solar and ventilation | Running cost and retrofit risk influence demand |
| Parking and access | Driveway, on-street parking, cycle storage and bus access | Convenience can distinguish otherwise similar homes |
| Planning and environment | Hartje Barrier, water corridor, heat planning, traffic and noise | Future effects must be checked at the address |
| Legal position | Title, easements, permits, VvE and service charges | Rights and costs can change value and financeability |
Living in Achtse Barrier–Spaaihoef
Everyday character
Achtse Barrier–Spaaihoef 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 edges connect to green strips and cycle paths. The Ardèchelaan shopping-centre area adds a local service function; surrounding roads bring more movement. A weekday school-run visit, late-afternoon traffic check and evening walk show more than a single daytime viewing. The trade-off is that convenience, parking and noise vary street by street.
Families, schools and childcare
De Spaaihoeve combines a Jenaplan primary school with daycare, preschool and VSO/BSO provision in Achtse Barrier. CBS places childcare and a school around 0.5 km away on average, and the GGD Brabant-Zuidoost Achtse Barrier location provides youth health information. These facts describe provision, not school quality, admission or capacity. Families should check catchment, opening hours, waiting lists, crossings and the actual walk or cycle journey from the address.
Expat and international households
The neighbourhood sits inside Eindhoven’s Brainport employment market, and English-language intake at Cheetah Valuations can make the valuation process clearer for international buyers. Local purchase and mortgage decisions still use Dutch documents and lender terminology. International households should test the commute to work, check school and childcare language and admission rules, and compare rental-to-buy timing. Spaaihoef is practical for households who prefer established owner housing and green city-edge streets; it is not a centre-city international district with every service at the front door.
Safety and liveability
The municipality places Achtse Barrier in the Woensel-Noord district context and local community networks provide a practical contact point. For current incidents, use the Dutch police crime dashboard filtered to the relevant buurt or postcode and period. 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, use Atlas Leefomgeving for noise, air, heat and water, and the municipality’s heat-planning dataset for address-level preferred solutions. The public-space reporting dataset can show maintenance reports, but it is not a crime score. Traffic and road noise deserve a visit at school-run, rush-hour and evening times.
Getting around
Walking, cycling and buses
CBS places a supermarket about 0.9 km away, childcare 0.5 km away, a school 0.5 km away and a GP 0.6 km away on average. The Achtse Barrier health centre provides local healthcare information. The official Hermes network and timetable pages should be checked for the exact stop, date and holiday period; bus 405 serves the Eindhoven Station–Achtse Barrier corridor and includes a Spaaihoefweg stop in current public timetable data. There is no railway station inside the CBS buurt, so a rail commute includes a bus or cycle leg to Eindhoven Centraal.
For Eindhoven Airport and Brainport workplaces, test the complete trip from the exact address at the time you normally travel. Congestion, school traffic, parking, transfers and the return journey can matter more than a straight-line distance. A household that cycles may value a different street connection from one that drives or depends on late public transport.
| Destination or service | Local context | Check before committing |
|---|---|---|
| Local shopping | Hartje Barrier/Cantershoef has a shopping function | Current shops, parking, delivery access and renewal phase |
| Eindhoven Centraal | Outside the buurt, reached by bus or cycle | Live timetable, transfer, cycle parking and late service |
| Eindhoven Airport | Wider Eindhoven airport area | Peak traffic, parking and early/late public transport |
| Brainport workplaces | Regional employment network | Actual origin, mode, time of day and return trip |
| Health centre | Achtse Barrier healthcare provision | Registration, provider availability and live stop information |
Amenities and leisure
The strongest amenity pattern is practical: local shops, a health centre, De Spaaihoeve school and childcare, sport facilities and green corridors. Sporthal Achtse Barrier at Savoiepad 14 has a 325-seat tribune, accessible facilities and published 2026–27 hire information. The municipality also publishes sports and recreation information. Green strips, cycle paths and the water corridor support everyday outdoor time, while the wider Woensel-Noord network provides more retail and evening options. Activity, deliveries and parking can increase around shopping-centre and sports periods.
The Hartje Barrier plan concerns renewed shopping, greener public space and 111 apartments around Cantershoef. Its planning page gives indicative milestones: shops from July 2026, a tower site in January 2027, demolition in February 2027, construction from April 2027 and a target completion in May 2029. The government notice was published on 10 July 2024 after the 2 July 2024 council decision. These are planning signals, not guaranteed completion dates or value uplifts. Check permits, phasing, access, noise and final layout.
Costs beyond the price
| Cost area | What it means here | Verify before purchase |
|---|---|---|
| Mortgage valuation | Standard residential report €599 including VAT, NWWI validation where required, cadastral research and normal-area travel; 24-hour option €60 extra when agreed | Lender wording, purpose, access, deadline and documents |
| Buyer costs | Transfer tax, notary, mortgage advice, inspection, broker and moving costs vary | Current written quote and applicable exemptions |
| Municipal charges | OZB, waste and sewerage depend on the property and household | Latest Eindhoven assessment and tariffs |
| Energy and maintenance | Late-1980s homes can need insulation, roof, glazing or installation work | Label, invoices, systems, roof and planned improvements |
| Parking and mobility | Parking, cycle storage, bus fares and airport/rail travel differ | Household routine, permit rules and weekly budget |
| Apartments | VvE fee, reserve, insurance, MJOP and planned works | Minutes, reserve, fee schedule and lender requirements |
| Heat and environment | Address-level heat planning, noise and water conditions vary | Official maps, planning notices and specialist checks |
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 instead of applying the buurt average.
Property-specific valuation checklist
Neighbourhood statistics are useful for orientation, but a lender-ready conclusion is built around the individual home. In Achtse Barrier–Spaaihoef, two houses from the same construction period can differ because one has a permitted rear extension, a deeper garden, a quieter court position or a newer roof. Before an inspection, gather the documents that allow the appraiser to test those differences rather than relying on a listing description.
| Category | Checks for the exact address | Why it can change the conclusion |
|---|---|---|
| Legal title | Freehold or leasehold, cadastral boundary, easements, shared access and registered obligations | A garden, driveway or storage area may not have the rights a buyer assumes |
| Floor area | NEN 2580 measurement, loft/extension status, storage and usable rooms | Small measurement differences can distort €/m² comparisons |
| Building envelope | Roof covering, insulation, glazing, facade joints, damp and wood rot | Late-1980s maintenance can vary widely between otherwise similar homes |
| Installations | Heating, ventilation, electrics, boiler age, solar and cooling | Replacement cost affects affordability and marketability |
| Energy | Valid label, actual bills, insulation package and improvement potential | A label is a starting document, not a guarantee of running costs |
| Renovation | Plans, invoices, permits and specification for extensions or energy work | Undefined or unpermitted work cannot simply be priced as completed value |
| Outdoor space | Plot, orientation, privacy, drainage, shed, trees and shared paths | Garden utility and maintenance can matter as much as headline size |
| Parking and access | Driveway rights, on-street pressure, cycle storage, deliveries and bus access | Daily convenience can separate two homes with the same floor area |
| Apartment/VvE | Fee, reserve, MJOP, minutes, insurance, planned works and arrears | A weak reserve or special contribution affects financeability and value |
| Environment | Traffic/noise, heat, water, soil, air, nearby works and exact planning notice | Town averages cannot answer an address-level environmental question |
If the assignment concerns a mortgage increase, renovation or an energy-saving budget, include the lender’s wording and the plans or quotations. The report can assess a defined existing or proposed situation; it cannot value an undefined wish list. Ask the adviser whether NWWI validation, NHG wording, a value-after-renovation assessment or another report purpose is required before booking.
Practical fit for different households
Families: The single-family share, green strips, local school/childcare references and access to Woensel-Noord services can suit families who want a garden and established streets. Visit the school journey at arrival time, check crossing points and confirm childcare hours and waiting-list conditions. A corner home may offer more light and plot but more exposed frontage; a row home may be efficient but provide less side access or parking.
First-time buyers and movers: An 88% owner-occupied share creates a strongly established family-home market, while the roughly 4% multi-family share leaves a smaller apartment comparison set. Budget for inspection, notary, transfer tax where applicable, advice, moving and energy work. Movers should compare the new home’s roof, installations, VvE or garden obligations with their current monthly costs, not only compare asking prices.
International households: English-language intake can clarify the first valuation conversation, but Dutch lender wording, cadastral records, energy labels and purchase documents still need to be understood. Confirm the school language and admission rules, childcare registration, bicycle storage, parking and the complete commute to work. The neighbourhood can be practical for Brainport households, but convenience depends on the address and the time of day.
Downsizers and apartment buyers: Do not assume that a family-home-led buurt has no apartment market. Check floor level, lift, balcony, service charge, reserve, planned works, insurance, noise and VvE decision-making. A smaller home close to services may reduce garden maintenance but increase monthly shared costs. Match the comparison set to the intended household instead of using the most visible family-house listing.
Planning and neighbourhood change
The Hartje Barrier decision is a formal planning signal around the Cantershoef shopping-centre area, not a promise that every concept drawing will be built on a fixed date. Separate an adopted plan, an approved permit, work on site and an early design study. Each stage has a different certainty and may affect access, parking, privacy, light, noise and local services differently. Read the latest municipal decision and check whether the property falls inside the relevant boundary.
The published Hartje Barrier schedule is indicative: shops were shown from July 2026, a tower site from January 2027, demolition from February 2027, construction from April 2027 and target completion in May 2029. Dates can move when permits, procurement, finance or construction conditions change. A buyer should ask for the current phase rather than pricing a future amenity as certain.
The wider B5 nature project includes the Achtse Barrier context and may improve ecological connections, shade and walking or cycling quality. Construction access and changed maintenance can also affect a street temporarily. Municipal heat-planning data is address-specific: a preferred solution or search area does not mean every home receives the same system at the same time. Check the exact map, notice and current funding position before relying on a future energy saving.
Planning belongs in a valuation file because market participants value the surroundings as well as the building. A new shop entrance, redesigned parking, safer crossing or additional apartments can each change convenience and activity. None should be converted into a guaranteed premium or discount without address-level evidence, an effective date and a clear comparison set.
A balanced reading of the market
The three market snapshots are deliberately kept side by side. Funda answers “what is available now and how are sellers positioning it?” Koophuurhuizen gives a modelled/aggregated range with its own coverage. Buurtje supplies a different crawl and period for housing, tenure and distance context. Averaging them would create a number with no clear geography, sample or definition.
The CBS average WOZ of €442,000 is an assessed baseline, while Funda’s €500,000 asking average, Buurtje’s €502,047 crawl and Huiswaardemeter’s €584,457 model answer different questions. The Funda examples range from a smaller two-room court home around €375,000 to a larger semi-detached home around €600,000. Plot, extension quality, label, floor area, street position, parking and renovation explain part of that spread. A modelled estimate can provide another question to investigate, but it is not a lender conclusion.
For a buyer, the practical lesson is to compare the exact home with genuinely similar completed evidence, then check title, condition, energy and planning before deciding what to offer. For a seller, explain the floor area, plot, improvements, label, parking and street context rather than copying the closest headline price. For refinancing, the lender’s purpose and the technical/legal file matter more than a neighbourhood average. The market can move while an application is being prepared, so record the date and source of each figure.
Neighbourhood variation around Achtse Molen
The wider Achtse Molen wijk contains five CBS buurten. They share a municipal district but have different housing and access patterns. The figures below are context, not a price ranking.
| Nearby CBS buurt | 2025 residents / homes | Average WOZ | Housing and tenure signal | Practical difference |
|---|---|---|---|---|
| Kapelbeemd | 105 / 38 | €757,000 | 97% single-family; 84% owner | Tiny sample; averages are volatile |
| Kerkdorp Acht | 3,510 / 1,481 | €595,000 | 90% single-family; 84% owner | Lower-density, village-edge character |
| Achtse Barrier–Gunterslaer | 3,770 / 1,590 | €415,000 | 92% single-family; 77% owner | Established family streets and green strips |
| Achtse Barrier–Spaaihoef | 4,520 / 1,888 | €442,000 | 96% single-family; 88% owner | Large, owner-led family area with green corridors |
The comparison shows why a listing labelled “Achtse Barrier” needs its exact buurt and postcode checked. A tiny high-value average in Kapelbeemd cannot benchmark a Spaaihoef row house, and Gunterslaer or Spaaihoef averages need adjustments for tenure, density, type, condition and street position.
Is Achtse Barrier–Spaaihoef a good place to buy?
It can suit buyers who want established Eindhoven family housing, a high owner-occupied share, green cycling connections, De Spaaihoeve services and access to a local shopping renewal. The 96% single-family share gives a broad family-home comparison set, but row, corner, detached and court homes still differ materially. The trade-offs are urban traffic, variable parking, maintenance exposure in 1980s–1990s homes and the need to check Hartje Barrier phasing, water/green edges and street noise. Buyers seeking a rural setting, station-at-the-door rail travel or a tiny low-density market may prefer another location. Decide using the exact home, lender requirements, commute, school and childcare routine, energy budget, legal file and willingness to maintain or improve the 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, modelled estimates 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 where an older roof, extension, damp, foundation or installation issue warrants it.
- Verify NEN 2580 floor area, energy-label validity, renovation permissions and 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 local context as decision support. A lender-ready report assesses the individual home on the agreed valuation date.
How to read the local figures
The CBS 86165NED table provides the 2025 population, housing, WOZ, tenure, density and proximity context for the defined buurt, Eindhoven municipality and Netherlands. Funda provides the live asking snapshot and individual listing examples. Koophuurhuizen and Buurtje provide third-party model or crawl 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. Volatile listings, planning, transport and local services should be checked again before a decision.
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 local context useful without pretending that a neighbourhood page can replace inspection. They also make the handover cleaner: address, purpose, documents and deadline can be discussed in the first conversation.
Compare Achtse Barrier-Spaaihoef with nearby Eindhoven neighbourhoods
Property valuation guide for Achtse Barrier-Hoeven
CBS 2025 places Achtse Barrier-Spaaihoef at 4,520 residents, 1,888 homes, an average WOZ value of €442,000, 96% single-family homes and 88% owner-occupied homes. Achtse Barrier-Hoeven records 3,885 residents, 1,742 homes, an average WOZ value of €391,000, 81% single-family homes and 60% 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 22 active listings in Achtse Barrier-Spaaihoef at an average asking price of €500,000. For Achtse Barrier-Hoeven, the checked profile showed 6 active listings and did not publish an average asking price in that snapshot, so a price-level comparison would overstate what the evidence can show.
The portal measures add useful texture: Achtse Barrier-Spaaihoef reported €4,268 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-Spaaihoef has 96% single-family homes and 88% owner-occupied homes, while Achtse Barrier-Hoeven has 81% single-family homes and 60% 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-Spaaihoef with genuinely similar evidence in Achtse Barrier-Hoeven 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 Blixembosch-Oost
CBS 2025 places Achtse Barrier-Spaaihoef at 4,520 residents, 1,888 homes, an average WOZ value of €442,000, 96% single-family homes and 88% 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.
In the August 2026 Funda snapshots, Achtse Barrier-Spaaihoef showed 22 active listings and an average asking price of €500,000, while Blixembosch-Oost showed 21 active listings at €579,524. The €79,524 difference is a market snapshot, not a measured difference between two specific homes.
Average asking price per m² was €4,268 in Achtse Barrier-Spaaihoef and €4,568 in Blixembosch-Oost. Average selling time was 22 days versus 22 days. The per-m² gap and the time gap should be read with the housing mix, floor area, plot size and sample size in mind.
The pattern makes sense when the stock is considered: Achtse Barrier-Spaaihoef has 96% single-family homes and 88% 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-Spaaihoef 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 Kerkdorp Acht
CBS 2025 places Achtse Barrier-Spaaihoef at 4,520 residents, 1,888 homes, an average WOZ value of €442,000, 96% single-family homes and 88% 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.
In the August 2026 Funda snapshots, Achtse Barrier-Spaaihoef showed 22 active listings and an average asking price of €500,000, while Kerkdorp Acht showed 16 active listings at €650,000. The €150,000 difference is a market snapshot, not a measured difference between two specific homes.
Average asking price per m² was €4,268 in Achtse Barrier-Spaaihoef and €4,464 in Kerkdorp Acht. Average selling time was 22 days versus 27 days. The per-m² gap and the time gap should be read with the housing mix, floor area, plot size and sample size in mind.
The pattern makes sense when the stock is considered: Achtse Barrier-Spaaihoef has 96% single-family homes and 88% 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-Spaaihoef 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–Spaaihoef?
CBS 86165NED reports an average WOZ value of €442,000 for the defined Achtse Barrier–Spaaihoef buurt in its 2025 data. That is an assessed value, 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 property and the buurt average.
How many homes are currently for sale in Achtse Barrier–Spaaihoef?
Funda’s neighbourhood information page showed 22 homes for sale when checked on 23 August 2026. Its snapshot also reported an average asking price of €500,000 and 22 days’ average selling time based on 68 homes sold in the previous 12 months. Counts and asking figures change as homes are listed, reserved or sold, so use the check date.
What type of homes are common in Achtse Barrier–Spaaihoef?
CBS 2025 records 96% single-family homes: 66% row, 20% corner, 2% semi-detached and 7% detached after rounding. Multi-family homes account for about 4%. The area is strongly family-housing-led but not uniform; a quiet court, green-edge home and collector-road property need different comparison evidence.
Is Achtse Barrier–Spaaihoef suitable for families?
It can suit families who want established homes, green corridors, De Spaaihoeve school/daycare and access to Woensel-Noord services. CBS records childcare and a school around 0.5 km away on average. Confirm the exact school, capacity, opening hours, traffic crossings and daily journey for the address; proximity does not guarantee admission.
How is public transport from Achtse Barrier–Spaaihoef?
The current Hermes network includes bus access along the Eindhoven Station–Achtse Barrier corridor, with Spaaihoefweg listed among the stops in public timetable data. Eindhoven Centraal is outside the buurt. Check the live Hermes planner for the exact stop, date, holiday period and late service before relying on a departure or frequency.
What planning should buyers check in the neighbourhood?
The Hartje Barrier plan concerns renewed shopping, greener public space and 111 apartments around Cantershoef. Its published schedule is indicative, and the government notice records the planning decision rather than a guaranteed completion date. Check the exact address, current permits, construction phase, access, parking, noise and final layout before relying on the plan.
What affects the value of a home in Achtse Barrier–Spaaihoef 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/noise, legal position and nearby public-space change. Modelled street estimates are context only; comparable evidence should match the home and valuation purpose.
What do I need for a mortgage valuation in Achtse Barrier–Spaaihoef?
Have the property address, report purpose, lender or adviser wording, purchase agreement if available, renovation plans, relevant permits, energy information and 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.