House Valuation in Eindhoven
City-wide Eindhoven housing context, district differences and practical checks for buyers and homeowners preparing a property valuation or mortgage report.
At a glance: Eindhoven is a city-wide housing market made up of seven municipal districts, different housing eras and very different property settings. This property valuation Eindhoven guide combines 2025 CBS municipality figures with an August 2026 Funda listing snapshot, then explains how the exact district, street, building and lender purpose affect an address-level report.
Need a valuation in Eindhoven?
Speak directly with Dirk-Jan about your property, mortgage purpose and deadline. Request the report online.
Eindhoven in brief
Eindhoven is the largest city in North Brabant and the centre of a fast-changing Brainport region. The municipality is organised into Centrum, Gestel, Stratum, Strijp, Tongelre, Woensel-Noord and Woensel-Zuid. Those administrative districts contain smaller neighbourhoods with their own housing stock, traffic conditions, green space, building eras and price evidence. A city average therefore gives orientation, while the valuation of a home starts with its exact address.
The built environment ranges from historic streets and compact apartments near the centre to post-war family housing, 20th-century estates, renovated industrial areas and planned neighbourhoods such as Meerhoven. Eindhoven also has a substantial apartment market, owner-occupied family homes, rental stock and new-build projects. Buyers comparing a central apartment with a detached home in a peripheral district are comparing different micro-markets, even when both properties appear in the same city search.
Best suited to: buyers and homeowners who want city services, access to regional employment, a broad range of housing types and a practical choice between urban and quieter residential settings.
Less suitable if: you need one city-wide number to decide an offer, require a fixed travel time at every hour, or want the same housing mix and noise profile across every postcode. Eindhoven varies materially between central streets, employment areas, established family districts and newer developments.
| Local profile | Eindhoven city-wide context |
|---|---|
| Municipality / province | Eindhoven, Noord-Brabant |
| Administrative districts | Centrum, Gestel, Stratum, Strijp, Tongelre, Woensel-Noord and Woensel-Zuid |
| Typical housing stock | Apartments, terraced homes, semi-detached and detached homes, post-war estates, renovated industrial areas and new-build neighbourhoods |
| Main buyer demand | First-time buyers, families, international employees, movers, refinancers and buyers needing a lender-ready report |
| Character | A compact regional city with urban, green, industrial-heritage and planned residential settings |
| Data coverage | CBS municipality and district rows, plus live Funda Eindhoven listing filters; boundaries and definitions are stated beside each measure |
Your next step in Eindhoven
Local property market
Core market indicators
The official comparison below uses CBS 2025 municipality data. The municipality row describes Eindhoven as a whole; it is not a sale price for one district or address. WOZ is a tax reference value and is not interchangeable with market value or a lender’s valuation.
| Indicator | Eindhoven municipality | Netherlands | Period / definition |
|---|---|---|---|
| Residents | 249,035 | 18,044,027 | CBS 2025 population |
| Households | 130,304 | 8,430,352 | CBS 2025 private households |
| Homes | 121,191 | 8,274,478 | CBS 2025 housing stock |
| Average WOZ value | €391,000 | €398,000 | CBS 2025 average WOZ; tax reference, not a valuation report |
| Single-family homes | 58% | 63% | CBS 2025 housing type mix |
| Owner-occupied homes | 44% | 57% | CBS 2025 tenure mix |
| Recent/new homes | 1,529 | 69,189 | CBS 2025 recent-home indicator |
| Density | 2,829 residents/km² | 536 residents/km² | CBS 2025 land-area measure |
| Average distance to GP | 0.8 km | 1.1 km | CBS 2025 proximity indicator |
| Average distance to large supermarket | 0.7 km | 1.0 km | CBS 2025 proximity indicator |
| Average distance to primary school | 0.7 km | 0.8 km | CBS 2025 proximity indicator |
Eindhoven compared with its districts
The municipal district map is useful for orientation, not for ranking streets. CBS neighbourhood rows and municipal boundaries do not always line up one-to-one with a listing site’s search area. A buyer or lender should therefore treat the district name as a starting point and confirm the postcode, property type and evidence set.
| District | City-wide character to investigate | What an address-level valuation must still check |
|---|---|---|
| Centrum | Historic and newer apartments, shops, services, busy streets and redevelopment around the core | Floor, lift, VvE, noise, parking, heritage restrictions and exact view |
| Gestel | Established residential streets, family homes, green corridors and varied building eras | Street setting, plot, extensions, traffic, energy performance and comparable pocket |
| Stratum | Family housing, parks, older streets and access toward the southern city edge | Building era, garden, parking, traffic and nearby green or recreational use |
| Strijp | Industrial heritage, employment areas, apartments, family streets and major redevelopment | New-build specification, lease or VvE terms, construction phase and local noise |
| Tongelre | Mixed residential areas, village-edge settings, parks and access toward the east | Micro-location, plot, transport, water or green setting and property condition |
| Woensel-Noord | Large residential estates, newer housing and everyday services | Housing type, maintenance, energy label, traffic and school or amenity context |
| Woensel-Zuid | Dense established housing, apartments, local centres and strong city access | Apartment documents, parking, noise, renovation and exact street evidence |
For a more detailed area view, use the relevant district guide: House Valuation in Eindhoven Centrum, House Valuation in Strijp and Strijp-S, House Valuation in Woensel, House Valuation in Meerhoven, House Valuation in Gestel or House Valuation in Tongelre. Those pages cover district-level context; this hub keeps the comparison at city level.
Eindhoven listing snapshot
Funda counts are live asking/listing indicators checked on 23 August 2026. They can change daily and do not represent completed sales, a city median or the value of a particular property.
| Funda search | Listings visible at check | How to read it |
|---|---|---|
| All homes for sale in Eindhoven | 1,490 | Active asking listings in the Eindhoven search area |
| Houses | 553 | Active listings under Funda’s house filter |
| Apartments | 922 | Active listings under Funda’s apartment filter |
| New build | 521 | Active listings under Funda’s new-build filter |
The overlap between filters is expected. A new-build apartment can appear in both the apartment and new-build counts. These figures describe what a buyer could see at the time of the search, not the number of homes sold during a period.
Recent asking examples
The following listing cards show the range of homes visible in the city search. They are not comparable sales and should not be averaged into an estimate.
| Listing example | Asking price | Living area | Plot / rooms | Energy label | Comparability question |
|---|---|---|---|---|---|
| Leenderweg 45 | €325,000 | 48 m² | Apartment, 1 room | B | Does the apartment’s floor, VvE and location match the subject home? |
| Pisanostraat 58 | €415,000 | 100 m² | Apartment, 3 rooms | B | Are floor plan, outdoor space, parking and VvE costs comparable? |
| Normandielaan 122 | €350,000 | 99 m² | 185 m² plot, 3 rooms | B | Is the house type, plot and renovation state genuinely similar? |
| Jan van de Capellelaan 21 | €475,000 | 110 m² | 158 m² plot, 4 rooms | C | Do location, extension quality and energy performance align? |
| Griftlaan 8 | €525,000 | 119 m² | 141 m² plot, 4 rooms | B | Are street exposure, finish and parking equivalent? |
| Grimselpas 27 | €795,000 | 176 m² | 251 m² plot, 4 rooms | A+ | Does the larger, highly efficient home belong in the same buyer market? |
What the city numbers mean
Eindhoven’s CBS profile shows a dense city with a lower owner-occupation share than the Netherlands overall and a substantial mix of apartments and rented homes. That mix helps explain why two properties with similar floor area can attract different buyer pools. WOZ is useful context, but it is calculated for tax purposes and is based on a different valuation date and method from a current mortgage report.
Funda’s live stock indicates that apartments are a major part of the visible market, while houses and new-build projects add different legal, construction and maintenance questions. A lender-ready report does not turn these counts into a formula. The valuer selects relevant completed evidence, checks the exact building and land situation, and explains the market value for the stated purpose.
Housing types and valuation implications
| Home type | City-wide context | Valuation questions |
|---|---|---|
| Apartment | Common in Centrum, Strijp redevelopment, Woensel, Tongelre and other urban settings | What do the VvE minutes, reserve fund, MJOP, service charge and deed say? |
| Terraced house | Found across established family districts and newer estates | Are extensions, garden orientation, insulation and parking comparable? |
| Semi-detached home | More common in family-oriented and edge-of-city settings | Does the plot, maintenance, driveway and side access support the comparison? |
| Detached home | Scarcer and highly sensitive to street, plot, condition and privacy | Are land, outbuildings, energy systems and nearby development properly matched? |
| New build | Projects differ by phase, specification, tenure and delivery status | Are the contract, completion assumptions, ground terms and energy standard clear? |
Market outlook
The city’s Omgevingsvisie, adopted in November 2024, sets out a long-term ambition to grow Eindhoven toward 300,000 residents by 2040, add 40,000 homes and support 36,000 additional jobs. The municipal housing development map shows projects at different stages, while the temporary omgevingsplan applies across the city and is being replaced gradually through 2032.
These plans support a city-wide outlook of continued change, but they do not guarantee a price increase for a particular home. Development can improve services and connectivity while also changing construction activity, privacy, traffic, light or noise. Mortgage rates, affordability, completed supply and the final specification of each project remain important uncertainties.
| Driver | Eindhoven evidence | Likely value effect | Confidence | What could change it |
|---|---|---|---|---|
| Housing demand | Regional employment and city growth policy | Supports demand, with affordability limits | Medium | Mortgage costs, employment or household formation |
| New supply | City housing map and 2040 growth ambition | Adds choice, but differs by district and phase | Medium | Permits, construction costs and delivery timing |
| Employment access | Brainport employers, city centre and regional rail/bus connections | Supports location demand where access is practical | Medium | Hybrid work, congestion and transport changes |
| District redevelopment | Omgevingsvisie and local projects | Can improve services or create temporary disruption | Medium | Final plans, funding and phasing |
| Environment and climate | Exact-address noise, water, soil and heat conditions vary | Can create discounts or required checks | Medium | Mitigation, construction and official map updates |
What drives value in Eindhoven
Location premiums and discounts
Eindhoven’s most important city-wide lesson is that proximity is not a single premium. A central apartment near shops and rail may trade on walkability, floor level, outlook, VvE quality and noise. A family home in a quieter district may depend more on plot, parking, school access, extensions, energy performance and the condition of surrounding streets. Strijp redevelopment, Meerhoven’s planned environment, established family districts and village-edge settings each require a different comparison set.
Potential premiums can come from a quiet street, useful outdoor space, good light, a well-run VvE, a practical floor plan, efficient energy systems, parking or a short trip to daily services. Potential discounts can arise from heavy traffic, rail or industrial noise, weak VvE finances, leasehold or legal restrictions, difficult parking, poor light, deferred maintenance or planned works next door. The same feature can have different effects in different buyer markets, so the report should explain the evidence rather than apply a city-wide rule.
| Value factor | City signal to check | Why it matters | Question for a buyer |
|---|---|---|---|
| Exact micro-location | District, postcode, street side, frontage and adjacent uses | Nearby conditions can outweigh municipality averages | Is the comparison from the same micro-market? |
| Property type and layout | Apartment, terraced, semi-detached, detached or new build | Buyer demand differs by space, garden, lift and access | Does the layout match likely buyers? |
| Living area and plot | NEN 2580 area, plot boundaries and usable outdoor space | Size and land scarcity influence evidence | Are measurements and boundaries documented? |
| Condition and maintenance | Roof, facade, windows, damp, foundation and renovation quality | Deferred work affects marketability and lender confidence | What inspection and invoices are available? |
| Energy performance | Valid label, insulation, glazing, heating and solar systems | Running costs and comfort affect demand | Is the label current and are upgrades permitted? |
| Outdoor space and light | Garden, balcony, orientation, outlook and privacy | Scarce usable space can affect buyer choice | Could a nearby project change light or views? |
| Parking and mobility | Driveway, garage, permits, cycling and transit | Convenience and scarcity vary by district | Is parking owned, permitted or public? |
| Tenure and legal terms | Freehold, leasehold, VvE, easements and restrictions | Costs and permissions affect value | What do the deed and VvE documents require? |
| Environment | Official noise, air, water, soil and heat maps | Comfort and future cost can affect demand | Which exact-address checks are needed? |
| Planning | Current omgevingsplan and nearby building projects | Change can improve amenities or reduce privacy | What is allowed next door today? |
Property-specific valuation checklist
| Category | Checks |
|---|---|
| Legal title | Freehold or leasehold, ground rent, end date, buyout terms, easements and registered restrictions |
| Apartment / VvE | Reserve fund, MJOP, minutes, planned works, service charge, insurance, arrears and rental policy |
| Building quality | NEN 2580 area, construction year, roof, facade, windows, damp, wood rot, asbestos, foundation and installations |
| Energy and comfort | Official label, insulation, glazing, ventilation, heating, heat pump, solar panels, cooling and energy costs |
| Land and water | Plot boundaries, soil, groundwater, drainage, foundation type and flood-related checks |
| Permissions | Extensions, dormers, roof terraces, garden structures, split permits and listed-building approvals where relevant |
| Marketability | Natural light, layout, bedroom count, storage, outdoor space, noise, privacy, parking and accessibility |
| Costs | OZB and municipal charges, waste and water charges, VvE, ground rent, maintenance, energy and insurance |
Living in Eindhoven
Everyday character
Eindhoven can feel very different within a short distance. The centre has the highest concentration of shops, services, restaurants, apartments and evening activity. Established residential districts provide more family housing, gardens and quieter streets, while Strijp and parts of the inner city combine employment, redevelopment and new homes. Meerhoven has a planned suburban character with modern housing and green infrastructure. Eastern and southern edges connect more quickly to open space and neighbouring towns.
The practical trade-off is choice. A buyer can often choose between central access and more space, but the decision changes the likely noise, parking, maintenance, VvE, cycling and public-transport profile. Check the street at different times before treating a listing description or city label as a complete picture.
Expat suitability
Expat fit: Medium to high for international households whose work, language support and housing budget match the city, with important district and school-availability differences.
| Expat consideration | Eindhoven answer | Practical implication |
|---|---|---|
| International community | Regional technology, knowledge and manufacturing employers bring international households | Demand can be strong in convenient districts, while suitable supply remains competitive |
| English-friendly services | The municipal English portal and Holland Expat Center South provide arrival and administrative guidance | English support helps with orientation, but Dutch deeds and lender wording may still need explanation |
| International education | International and bilingual options exist in the region, with their own admissions and travel considerations | Check the current school, age group, capacity and daily journey directly |
| Childcare | Provision is spread across districts and availability can change | Confirm registration and waiting-list conditions before relying on a location |
| Rental-to-buy transition | Apartments and family homes sit in different price and service-charge markets | Compare tenure, VvE and total monthly cost rather than headline price alone |
| Employment access | City centre, Brainport employers, university and regional transport are key destinations | The best district depends on work location and preferred travel mode |
| Arrival practicality | Rail, bus, cycling and municipal registration services support city living | A car is useful for some households, but not every district requires one for daily life |
The English city information points international residents toward the Holland Expat Center South. It is useful for arrival questions, while a valuation request still needs the property address, purpose, lender wording and documents.
Families and children
Family suitability
Family fit: Medium to high, depending on the district, home type, school journey and budget. Eindhoven offers family housing, primary and secondary education, parks, sports and cycling infrastructure, but catchment, capacity and traffic conditions must be checked for the exact address.
| Family factor | Eindhoven city-wide context | Buyer relevance |
|---|---|---|
| Primary schools | Schools are distributed across districts and neighbourhoods | Daily travel and capacity matter more than a city-wide label |
| Secondary schools | City and regional options create different cycling and public-transport journeys | Check age group, admissions and practical travel time |
| International options | Regional international and bilingual provision has its own criteria | Do not assume a place or catchment from a property listing |
| Childcare and BSO | Availability varies by provider and district | Confirm registration and waiting-list conditions early |
| Playgrounds and parks | Established districts, the centre and planned areas have different green-space patterns | Inspect walking access and road crossings from the home |
| Sports and youth activities | Clubs, pools, libraries and cultural venues are spread across the city | Choose based on the family’s actual weekly destinations |
| Traffic and cycling | Eindhoven has an extensive cycling culture and major roads with different crossing conditions | Visit the school journey at the relevant times |
| Family home supply | Terraced, semi-detached, detached and apartment stock each have different price and maintenance profiles | Match comparisons to bedrooms, plot, energy and parking |
Safety and liveability
Safety context
There is no useful single safety label for every Eindhoven postcode. Recorded incidents, perceived safety, lighting, traffic and evening activity are different measures. Use current municipal and police information for the address and visit the street at the times that matter to your household.
| Measure | Eindhoven-wide answer | Period and definition |
|---|---|---|
| Recorded crime rate | Use the latest official police or CBS geography that matches the address | The geography and reporting year must be stated beside the figure |
| Property crime | Varies by district, housing type, access and activity | Confirm current police or municipal data rather than relying on a city label |
| Violent crime / incidents | No city-wide number is used here without a matched current source | Separate recorded incidents from perceived safety |
| Nuisance reports | Can reflect nightlife, traffic, construction or local reporting patterns | Interpret alongside street use and time of day |
| Perceived safety | Survey measure, not a prediction of an individual experience | Check the survey year, sample and geography |
| Night-time conditions | Lighting, active frontages, transit access and maintained cycle links vary by street | Visit the exact street after dark if it affects the decision |
Safety for internationals and women
Practical security depends on the street, building entrance, lighting, activity and time of day, not only the municipality. International residents may also need clear information about late bus or cycling connections, registration, healthcare access and local support. A quiet residential street can feel different from a busy centre or an employment area after offices close. Treat reported incidents and personal perception as separate information, check official updates, and inspect the exact journey to home, school, work or station before making a decision.
Liveability and environmental quality
| Factor | Eindhoven finding | How it can affect living quality and value |
|---|---|---|
| Official liveability score | Use the latest municipal or CBS neighbourhood measure for the exact row | City-wide averages can hide local variation |
| Air quality | Exact-address and traffic context should be checked with official environmental maps | Exposure and ventilation can affect comfort and improvement plans |
| Road / rail / aircraft noise | Busy roads, rail, industry and event areas have different profiles | Check the official map and visit at representative times |
| Heat stress / urban cooling | Dense paved areas and greener districts behave differently in hot weather | Trees, orientation, shading and ventilation can affect comfort |
| Flood / water risk | Ground, drainage and water conditions vary by address | Check official maps, basement and foundation implications |
| Soil / industrial legacy | City history means address-level soil information may matter | Ask for reports where the site or nearby use suggests a need |
| Green space access | Parks, canals, tree-lined streets and open edges are distributed unevenly | Outdoor access can influence daily life and buyer demand |
Getting around
Walking and cycling
Walkability assessment: Medium to high overall, with the strongest daily access in and around the centre and local centres. The practical result depends on pavement quality, crossings, traffic, the destination and the exact building entrance.
Cycling assessment: High in many daily journeys, with district differences at major junctions, bridges, construction areas and busy roads. Check the actual journey rather than relying on a city-wide score.
| Everyday destination | Eindhoven city-wide context | Reliability note |
|---|---|---|
| Centre or district centre | Often accessible by bike and bus; distances vary substantially by district | Check the exact postcode and preferred mode |
| Supermarket | Most districts have everyday shopping, but the nearest store differs by street | A short map distance may include a difficult crossing |
| GP or pharmacy | CBS average GP distance is 0.8 km for the municipality | Registration and opening hours are provider-specific |
| Primary school | CBS average distance is 0.7 km for the municipality | School access and admissions are not guaranteed by distance |
| Major park or green space | Parks and open edges are distributed across districts | Check lighting, crossings and evening use |
| Eindhoven Central station | Rail interchange for city and regional journeys | Live timetables and disruption information must be checked before travel |
Employment and regional access
The municipal public transport information and live operator planners are the right sources for current service. Eindhoven Central station, bus corridors, cycling connections and the road network support regional access, but peak congestion, construction and transfer time vary by district.
| Destination | Why it matters locally | Practical check |
|---|---|---|
| Eindhoven Central station | Intercity and regional rail connections | Check first and last service for the actual travel date |
| Brainport employment areas | Technology, manufacturing and business locations are spread around the city and region | Compare work address, cycle links, bus changes and parking |
| Eindhoven University of Technology | City knowledge and education cluster | Check the daily journey and housing type that fits the household |
| Eindhoven Airport | International travel and regional access | Check public-transport changes, peak traffic and flight timing |
| Neighbouring towns | Veldhoven, Nuenen, Geldrop, Waalre and other towns add housing and employment options | Compare the exact home, commute and service area rather than assuming a city premium |
Amenities and leisure
Daily essentials
| Category | Eindhoven city-wide offer | Property relevance |
|---|---|---|
| Groceries and markets | City centre, district centres and local shops provide different levels of choice | Convenience and footfall can help, while loading, noise and parking may detract |
| Healthcare | GP, pharmacy, hospitals and specialist services are distributed regionally | Confirm registration and provider access for the address |
| Restaurants and cafes | Strongest around the centre, Strijp and local centres | Lifestyle appeal should be weighed against evening activity and noise |
| Shopping | Centre retail, district centres and retail parks serve different needs | Compare walking, cycling, parking and public transport |
| Parks and recreation | Parks, sports fields, green corridors and open edges vary by district | Outdoor access can affect family routines and buyer demand |
| Sports and culture | Pools, clubs, libraries, museums and venues are spread across the city | Check the weekly destinations that matter to the household |
| Community facilities | Municipal and neighbourhood centres support local activities | Availability and programme change over time |
| EV charging and mobility | Charging, cycling and car-sharing options vary by street | Verify permits, ownership, parking and charging rights |
Recurring events and local perks
Eindhoven’s centre and districts host recurring cultural, sporting, market and community activities, while Strijp and other redevelopment areas add changing programmes. The benefit is a broad choice of things to do without leaving the city; the trade-off can be temporary crowds, road closures, construction or evening noise. Check the municipality, venue and organiser for current dates rather than treating a usual season as a fixed timetable.
Costs beyond the price
The standard Cheetah Valuations residential valuation is €599 incl. VAT for the normal service area, including NWWI validation, cadastral research and normal-area travel. After inspection, the report is normally delivered within 48 hours when access, documents and agreed requirements are complete. A 24-hour option costs €60 extra when the property and file allow it. Call availability is 09:00–21:00, seven days a week; the online form remains available 24/7.
That fee is only one part of a buying or refinancing decision. Also allow for transfer tax or other purchase costs, mortgage advice, notary and registration costs, inspection, energy improvements, insurance, municipal charges, maintenance, VvE contributions, ground rent and travel. Confirm the lender’s exact report wording before booking, especially when the file mentions NWWI, NHG, renovation, an apartment or a short financing deadline.
Eindhoven neighbourhoods and district guides
This city page is the overview. A district guide becomes more useful once you know the postcode, likely property type or daily destinations. Use the links below for more local context, then request an address-level valuation when the lender or decision requires one.
| District guide | What it adds |
|---|---|
| House Valuation in Eindhoven Centrum | Centre apartments, services, access and central-street valuation checks |
| House Valuation in Strijp and Strijp-S | Industrial heritage, redevelopment, apartments, employment access and local setting |
| House Valuation in Woensel | Established estates, family housing, local services and district-level evidence |
| House Valuation in Meerhoven | Planned housing, green infrastructure, newer homes and transport considerations |
| House Valuation in Gestel | Established homes, green corridors, plots and southern-city context |
| House Valuation in Tongelre | Eastern-city housing, village-edge settings, access and micro-location checks |
Is Eindhoven a good place to buy?
Eindhoven can be a practical place to buy when the household values a regional employment base, cycling and public transport, a broad home-type choice and access to city services. The decision is stronger when the district, commute, school journey, building condition, VvE or legal terms and total monthly cost fit the household. It is weaker when an offer is based only on a city-wide average or a listing headline.
For buyers, compare like with like and keep the lender’s deadline visible. For homeowners, distinguish WOZ, asking price, market value and a mortgage report. For international households, confirm the Dutch documents and report requirements early. A city hub helps with orientation; an individual valuation answers the address-level question.
Before you rely on a valuation
Prepare the exact address, property type, reason for the report, lender or advisor wording, preferred deadline, access arrangements and relevant documents. For apartments, include VvE information. For renovation or refinancing, include plans, quotes, current mortgage purpose and any energy work. Tell the valuer about known defects, legal restrictions, leasehold, ground rent, environmental concerns and recent changes.
The report is built around the agreed purpose and valuation date. It is not a promise that a lender will lend a particular amount, and a city-level statistic cannot replace inspection and comparable evidence. If the purpose changes, ask whether the report type or instructions also need to change.
Data, methods and update policy
CBS figures in this guide refer to 2025 municipality or Netherlands reference rows. Funda listing counts and examples were checked on 23 August 2026 and are asking/listing snapshots. Municipal planning and transport links are live public information and should be checked again before a time-sensitive decision. The city district links are maintained as separate guides so their local figures can be updated without changing the city-wide comparison.
Compare Eindhoven with nearby towns
Property valuation guide for Eindhoven Centre
The Binnenstad, Eindhoven Centre snapshot recorded an average asking price of €429,095 at €5,607 per m².
The Eindhoven city snapshot recorded an average asking price of €439,536 at €4,499 per m².
Binnenstad, Eindhoven Centre showed an average selling time of 36 days. Eindhoven city showed an average selling time of 25 days.
In the 2025 CBS context, Binnenstad, Eindhoven Centre records an average WOZ value of €346,000, 18% owner-occupied homes. In the 2025 CBS context, Eindhoven city records an average WOZ value of €391,000.
Binnenstad, Eindhoven Centre has the lower asking total, while its asking price per m² is higher than Eindhoven city; smaller homes or a different stock mix can account for that pattern. The Binnenstad, Eindhoven Centre sample moved about 11 days slower. Match the exact address, property type, plot, condition, energy performance and report purpose before using either headline as a comparable.
Property valuation guide for Meerhoven
The live Funda search for Meerhoven showed 60 homes for sale, too small or mixed to support a reliable average asking price.
The Eindhoven city snapshot recorded an average asking price of €439,536 at €4,499 per m².
The live Funda search for Meerhoven showed 60 homes for sale; there is no stable selling-time figure to compare. Eindhoven city showed an average selling time of 25 days.
In the 2025 CBS context, Meerhoven records an average WOZ value of €533,000, 73% single-family homes, 72% owner-occupied homes. In the 2025 CBS context, Eindhoven city records an average WOZ value of €391,000.
Eindhoven city has a usable headline asking-price sample, while the Meerhoven 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 Veldhoven
The Veldhoven snapshot recorded an average asking price of €484,143 at €4,663 per m².
The Eindhoven city snapshot recorded an average asking price of €439,536 at €4,499 per m².
Veldhoven showed an average selling time of 33 days from 82 homes sold in the previous 12 months. Eindhoven city showed an average selling time of 25 days.
In the 2025 CBS context, Veldhoven records an average WOZ value of €518,000, 84% single-family homes, 78% owner-occupied homes. In the 2025 CBS context, Eindhoven city records an average WOZ value of €391,000.
Veldhoven is higher on both the asking total and asking price per m² than Eindhoven city. The Veldhoven sample moved about 8 days slower. 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
Read the district guide that matches the property, then send the online request for a mortgage valuation with the address, purpose, lender wording and deadline. If you are still deciding whether a report is required, keep the advisor’s original wording and ask for a short first check.
To compare this area with nearby towns and neighbourhoods, visit the Eindhoven property valuation comparison hub.
FAQ
What is the average house price in Eindhoven?
This guide does not invent a city-wide completed-sale average. Funda’s August 2026 search showed 1,490 active asking listings, including 553 houses and 922 apartments, but asking prices are not sale prices. A useful market comparison needs the same property type, district, size, condition and date.
What is the average WOZ value in Eindhoven?
CBS records an average WOZ value of €391,000 for Eindhoven municipality in 2025. WOZ is a tax reference and is not interchangeable with current market value, an asking price or a mortgage valuation report.
How do Eindhoven districts affect a property valuation?
Centrum, Gestel, Stratum, Strijp, Tongelre, Woensel-Noord and Woensel-Zuid contain different housing types and street conditions. The valuer uses the exact postcode, building, plot, condition, legal terms and comparable evidence rather than applying one city-wide percentage.
Are apartments common in Eindhoven?
Yes. Funda’s checked listing snapshot showed 922 active apartment listings, compared with 553 house listings. The counts are live filters and overlap with new-build listings. Apartment value also depends on the VvE, service charge, reserve fund, floor, lift, outdoor space and legal documents.
Is Eindhoven suitable for international buyers?
It can be, especially when work, budget, language support and the chosen district align. The municipal English portal and Holland Expat Center South help with arrival information. Dutch deeds, lender wording, VvE documents and valuation reports may still require careful explanation.
Is Eindhoven family-friendly?
Many districts offer family homes, schools, parks, sports and cycling connections, but the practical answer depends on the exact school journey, traffic, childcare availability, housing budget and daily destinations. Check admission and capacity directly.
Is Eindhoven a safe place to live?
Safety varies by street and time of day. Recorded incidents, nuisance reports and perceived safety are different measures. Check current official information for the address, visit after dark if relevant and assess lighting, entrance security, activity and the journey home.
What affects the value of an Eindhoven house most?
The exact micro-location, property type, living area, plot, condition, energy performance, layout, legal title, VvE or ground terms, parking, noise, planning and comparable evidence all matter. Their effect depends on the buyer pool and the report purpose.
Does the €599 fee include normal-area travel?
Yes. The standard €599 residential valuation includes VAT, NWWI validation, cadastral research and travel within the normal service area. Confirm any unusual property or additional requirement before the appointment.
How quickly can I receive an Eindhoven valuation report?
After inspection, the standard report is normally delivered within 48 hours when access, documents and agreed requirements are complete. A 24-hour option costs €60 extra when the property and file allow it. Confirm the deadline at intake.
Can I call a valuer in the evening or at the weekend?
Yes. Call availability is 09:00–21:00, seven days a week. The online request form remains available 24/7, and Dirk-Jan checks the report purpose, address, documents and deadline during intake.
What documents should I prepare?
Prepare the address, property type, purchase or mortgage context, lender wording, deadline, access information, energy label, title or leasehold documents, VvE papers for an apartment and renovation plans or quotes where relevant.
Does a city-wide WOZ figure tell me my mortgage value?
No. WOZ is a tax reference. A mortgage valuation assesses the individual home for the stated purpose and date, using inspection, legal and building information and relevant comparable evidence.
What does Eindhoven’s housing plan mean for current buyers?
The Omgevingsvisie and housing map describe long-term growth and projects, including an ambition for 300,000 residents and 40,000 additional homes by 2040. Projects can improve services or create temporary and permanent changes, so check the exact address and current omgevingsplan.
Should I use the city page or a district page first?
Use this page for city-wide figures, housing types, report preparation and the district map. Use the linked district guide once you know the likely postcode or area. The official valuation still starts with the exact home and its report purpose.
Can an online request replace an inspection?
No. The request is online, but a full physical valuation includes the agreed inspection and the evidence needed for the report. The form simply lets you send the address, purpose, documents and deadline at any time.