House Valuation in Heeze
Property valuation Heeze guide with neighbourhood asking-price snapshots, WOZ context, local housing types, liveability, schools, transport and mortgage checks.
Important: This is a local market guide, not an individual property valuation or a mortgage offer. A lender normally requires a report prepared to the stated lender and validation requirements by an appropriately qualified independent valuer. Exact value depends on the address, condition, legal title, energy performance, property type, purpose, valuation date and comparable completed sales. Request an official mortgage valuation in Heeze from Cheetah Valuations.
Need a valuation in Heeze?
Speak directly with Dirk-Jan about your property, mortgage purpose and deadline. Request the report online.
Heeze in brief
Heeze is one of the village cores in the municipality of Heeze-Leende in North Brabant. The municipal environmental vision describes a village centre, established residential streets and a green structure connecting the built-up area with the surrounding landscape. The local housing mix includes terraced and corner homes, semi-detached and detached family houses, apartments, bungalows and newer homes on larger plots. The exact address, street setting and condition carry more weight than the place name alone.
Best suited to: families wanting more space than a central Eindhoven apartment, commuters who value rail and road access, buyers seeking green surroundings near Eindhoven, and owners preparing a purchase, refinance, renovation or mortgage file.
Less suitable if: you need dense urban evening activity, a large rental or apartment choice, an international school within walking distance, or a fully car-free routine from every address.
Heeze in official figures
The CBS 2025 Wijk 00 Heeze row records 10,385 residents, 4,495 households and 4,518 homes. The average household size is 2.3 people, density is 233 residents per km², 101 new-build homes are recorded in the 2025 indicator and average residential WOZ is €489,000. Heeze-Leende municipality records 17,075 residents, 7,347 households, 7,321 homes, average WOZ of €503,000 and 112 new-build homes in the same table. The municipal statistics page separately reports 17,296 residents on 1 January 2026 and a 7,365-home snapshot; those reference dates and definitions should not be blended.
Heeze’s housing profile is 89% single-family and 11% multi-family, with 28% terraced, 16% corner, 17% semi-detached and 27% detached homes. Tenure is 76% owner-occupied and 24% rental. Average road distances in the Wijk 00 row are 1.2 km to a GP, 0.9 km to a large supermarket, 0.6 km to childcare and 0.7 km to a school. These are area averages rather than guarantees for an address.
Heeze compared with the municipality and the Netherlands
The comparison is descriptive rather than predictive. Heeze’s higher single-family and owner-occupier shares can support a different buyer pool from an apartment-heavy city market, while a particular centre apartment or rental-heavy street can behave very differently from the Wijk 00 average.
Your next step in Heeze
Local property market
Core market indicators
Funda reports neighbourhood asking-price and selling-time snapshots. CBS and the AlleCijfers aggregation report WOZ or housing context. A valuation report uses the exact property, stated purpose and comparable completed evidence.
What the numbers mean
The three Funda snapshots span a wide range because neighbourhood housing, plots and buyer pools differ. They are small listing samples and should not be combined into a false Heeze median. WOZ values may lag the market and are tax assessments. Use the date, geography, property type and sample size beside every figure; then select completed comparables that match the subject home.
Prices by home type
Neighbourhood housing mix and WOZ context
CBS 2025 neighbourhood rows show why a Heeze house-price headline needs a location qualifier. The following cards are average assessed WOZ and housing indicators, not sale prices or automatic value bands.
Recent comparable listing evidence
Market outlook
Demand may remain supported by Eindhoven-area employment, suitable family-home scarcity and rail access, while mortgage capacity, energy costs, new-build delivery and local planning remain constraints. This is conditional context, not a price promise.
The municipal Omgevingsvisie describes Heeze’s centre as the municipality’s provision centre and wants a compact, lively place with daily shopping, hospitality, culture and events. The housing vision describes qualitative programming for De Bulders and annual monitoring of delivery. The municipal housing map is a planning reference, not proof that a particular phase will be completed on a particular date. For valuation work, ask whether a confirmed project, construction phase or nearby planning change affects the subject address and its comparable set.
What drives value in Heeze
Location premiums and discounts
A centre or station-adjacent home can trade easier daily access for traffic, parking or event activity. A green-edge or larger-plot home can offer privacy and landscape but may add car dependence, maintenance and exposure to agricultural or road activity. English Garden, Weibossen, Nieuwe Hoeven and the centre each need their own comparable evidence.
Property-specific valuation checklist
Living in Heeze
Everyday character
Heeze combines a village centre with residential streets and quick access to heath and woodland. Daily life can be practical for households who want schools, shops, cafés and community activity near home, while Eindhoven provides specialist retail, international services and more evening options. A station-side home, a centre street and a green-edge property create different weekly patterns.
Expat suitability
Expat fit: Medium. Heeze can suit an international household that wants a quieter base near Eindhoven and is willing to plan transport and Dutch administration. The station and regional employment access help, while international schools and many English-language services are more concentrated in Eindhoven. Confirm school language, childcare, GP registration, commute and lender documents before making an offer.
Families and children
Family fit: High for households seeking space and a village routine. The municipality lists Dirk Hezius, Merlebos, Kindcentrum de Parel and De Trumakkers among Heeze primary schools. This does not guarantee admission or capacity; childcare, secondary education and cycling conditions need a current address-specific check.
Safety and liveability
Safety context
The municipality’s 2025 Safety Monitor gives Heeze-Leende a liveability score of 8.0 and a neighbourhood-safety score of 8.0, versus national averages of 7.6. Only 0.4% of respondents said they often feel unsafe, compared with 2.5% nationally. The monitor reports 12.6% victims of traditional crime versus 20% nationally, 2.9% victims of violence versus 6.7%, and social cohesion of 7.1 versus 6.4. It invited 754 residents aged 15 or older and received a 43.4% response. These are municipality-level survey results, not a promise about a specific street. Inspect lighting, traffic speed, active frontages, parking and the walk from the home to school, station and shops. AlleCijfers’ recorded-crime aggregation is a reference point only, not a universal safety score.
Liveability and environment
The municipal environmental vision links housing with green structure, public space and the landscape around Heeze. The exact address still needs checks for road and rail noise, soil, drainage, heat, agricultural activity, protected landscape and nearby planning that could affect privacy or traffic.
Getting around
Heeze has a railway station on the Eindhoven–Weert line. Use the NS station information and live planner for current facilities, times and disruptions. Heeze appears on NS’s accessible-stations list, while the current Reisassistentie list includes station-specific limits; do not assume a lift, bridge or assisted boarding arrangement without checking live NS information. Rail can support an Eindhoven commute, but a car or bike may remain more practical for school, shopping and regional appointments. Brabantsedag event trains show the station’s regional role but are not a normal timetable. For bus journeys, use the Bravo timetable for the relevant line and travel date, including holiday periods.
Amenities and leisure
The centre supports everyday errands, cafés, hospitality and local services. A municipal retail baseline recorded 42 retail shops, 19 hospitality businesses, one culture business and 12 services in Centrum Heeze; that is a 2014 reference, not a current inventory. The municipal centre vision aims to keep daily shopping while adding an attractive meeting, culture and event function. A small resident survey recorded 29 requests for a more traffic-calmed, walking- and cycling-friendly centre and 19 mentions of cultural events such as Brabantsedag, theatre and music. These findings describe planning priorities, not a guaranteed final design. Eindhoven and nearby towns provide more specialist shopping and international amenities. The green structure, Kasteel Heeze and Strabrechtse Heide add walking and cycling options. Brabantsedag brings atmosphere and visitors alongside temporary crowds, parking pressure and street closures; event intensity should be considered when comparing addresses.
Costs beyond the price
Neighbourhoods within Heeze
Public neighbourhood aggregations identify Centrum, Weibossen, Strabrecht, Ginderover, Engelse Tuin, Oudenmolen, Nieuwe Hoeven Noord, Nieuwe Hoeven Zuid, Kerkhof, Buitengebied Heeze West, Buitengebied Heeze Oost, De Bulders West, De Bulders Oost, Emmerik and Nieuwendijk. The names and population figures are orientation context, not valuation bands. Centrum is apartment-heavy and more rental-oriented; Weibossen, Strabrecht, Ginderover and Oudenmolen are predominantly single-family and owner-occupied; Nieuwe Hoeven Zuid has a much larger rental share; De Bulders West and Oost contain newer supply; and the two buitengebied rows have very low density with more detached housing. A home in Engelse Tuin may need different comparables from a Nieuwe Hoeven family house or a green-edge property.
Is Heeze a good place to buy?
Heeze can suit buyers who want a village home, family housing, green landscape and a practical connection to Eindhoven. The trade-offs are a smaller market, fewer large-scale services and a stronger need to plan school, work and specialist appointments. A detached home, an efficient newer family home, an apartment and a centre property attract different buyers and require different evidence. Financing, time horizon, maintenance tolerance and weekly travel should guide the decision.
Before you rely on a valuation
- Compare like with like: type, area, plot, condition, tenure, energy label, outdoor space and Heeze micro-location.
- Use completed-sale evidence where available; label asking prices and WOZ values separately.
- Check title, permits, easements, noise, soil, water, foundation, energy systems and nearby planning for the exact address.
- Arrange a structural inspection where appropriate, especially for older homes, extensions, basements and outbuildings.
- Verify NEN 2580 area, energy-label validity, renovation permissions and stated features.
- Preserve the lender or mortgage-adviser wording. NWWI, NHG, report purpose and deadline can change the required report.
- Treat this guide, a WOZ figure or a listing average as context. A lender-ready report assesses the specific home on the agreed valuation date.
How to read the local figures
What the figures show: This guide combines municipal and CBS figures for geography, housing, schools, planning and WOZ context; Funda listing snapshots for asking prices and selling times; and NS information for station context. Any third-party aggregation is labelled alongside the figure.
Definitions: asking price is a listing measure; WOZ is a tax-assessment measure; selling time is a Funda snapshot measure; none is the market value of a specific home. Listing examples are not presented as completed sale prices.
Geography: neighbourhood boundaries differ between sources, so each figure is labelled with its geography. The figures are not combined into a false town-wide average.
Freshness: market figures are dated snapshots. Recheck current listings, official records, transport, school, environment and safety information before making a decision. This page was reviewed in August 2026.
Relevant guides and next step
- Request a mortgage valuation in Eindhoven with the Heeze address, purpose, lender wording and deadline.
- Residential valuation services and prices.
- About Dirk-Jan Bonenkamp and Cheetah Valuations.
- Documents needed for a mortgage valuation.
- Property valuation in Sterksel for another local guide in the service area.
FAQ
What is the average house price in Heeze?
There is no single current Heeze-wide figure. Funda’s August 2026 snapshots show average asking prices of €681,286 in Engelse Tuin, €561,143 in Nieuwe Hoeven Noord and €812,310 in Weibossen. These small neighbourhood samples should not be combined into one town average.
What is the average price per square metre in Heeze?
The same snapshots show €4,084 per m² in Engelse Tuin, €4,201 in Nieuwe Hoeven Noord and €4,574 in Weibossen. These are asking-price measures. A valuation uses the exact type, size, condition, energy performance, plot, legal position and comparable completed sales.
How long do homes stay on the market in Heeze?
Funda reported average selling times of 29 days in Engelse Tuin, 25 days in Nieuwe Hoeven Noord and 34 days in Weibossen in the August 2026 snapshots. Listing strategy, condition, presentation, financing and buyer pool affect an individual sale.
What is the WOZ value in Heeze?
The 2025 CBS table reports €503,000 as the average residential WOZ value for Heeze-Leende municipality. AlleCijfers reports €489,000 for Heeze in its 2025 aggregation. Both are assessed-value references, not current market value or a lender’s valuation.
Is Heeze suitable for expats?
Heeze can suit an international household that wants a quieter home near Eindhoven and is comfortable planning transport and Dutch administration. The station and regional road connections help, while international schools and many English-language services are concentrated in Eindhoven. Confirm employment, school language, childcare, lender documents and weekly travel before making an offer.
Is Heeze family-friendly?
Heeze can work for families who value family houses, gardens, village facilities and green space. Primary schools are listed by the municipality, but capacity, admission, childcare and cycling conditions vary by address and age group. Check current provider information before relying on a general description.
What affects the value of a house in Heeze most?
The main questions are exact micro-location, type, plot, layout, condition, energy performance, parking, title, VvE position where relevant, noise and nearby planning. A centre or station property needs different comparisons from a detached green-edge home.
How quickly can I request a mortgage valuation in Heeze?
Send the address, purpose, lender wording, deadline and available documents. Dirk-Jan usually responds within an hour during opening hours. The standard report is normally delivered within 48 hours after inspection when access, documents and agreed requirements are complete. A 24-hour option costs €60 extra, subject to planning.
What should I ask before booking?
Ask which report type the lender needs, which documents are missing, whether the deadline is realistic, what the €599 all-in fee covers, and whether the 24-hour option fits the file.
What is the next step?
Use the online request form with the property address, purpose, lender wording, deadline and available files, or call Cheetah Valuations on +31 6 22660328 between 09:00 and 21:00, seven days a week.
Why do Heeze neighbourhood figures differ so much?
CBS shows apartment-heavy Centrum at an average WOZ of €385,000, while Weibossen is €643,000 and the two Buitengebied rows are €768,000 and €626,000. Housing type, plot, tenure, density and location explain part of the difference. These are assessed-value contexts, not a price list; a report still needs address-specific comparable evidence.
Which schools are in Heeze?
The municipality lists Dirk Hezius, Merlebos, Kindcentrum de Parel and De Trumakkers as Heeze primary schools. It also points to regional secondary and special education. Confirm admission, language, capacity, childcare places and the safe cycling journey with the school or provider for the relevant date.
Is the Heeze centre changing?
Municipal policy describes the centre as the municipality’s provision centre and aims to combine daily shopping with hospitality, culture, meetings and events. A small resident survey recorded requests for a more traffic-calmed, walking- and cycling-friendly centre. These plans indicate priorities, not a guaranteed final design or completion date.
Is Heeze station accessible?
NS lists Heeze among accessible stations, but its Reisassistentie information has station-specific limits. Check the current NS station page and assistance conditions before relying on a lift, bridge or assisted boarding arrangement.