House Valuation in Kapelbeemd
Property valuation Kapelbeemd guide with CBS 2025 context, a small and distinctive housing stock, WOZ and asking-price signals, access, planning, liveability and mortgage checks.
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 Kapelbeemd after confirming the lender requirements.
Need a valuation in Kapelbeemd?
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Kapelbeemd in brief
Kapelbeemd is surrounded by distinct contexts: the GDC and Boschdijk edge, the railway and motorway corridors, the family-oriented Achtse Barrier areas and the village-like Kerkdorp Acht. The CBS boundary matters because a listing described as “Acht” or “Achtse Barrier” may sit in another buurt with different housing, services and market evidence.
The small scale is central to the valuation story. CBS records 38 homes, while AlleCijfers reports 223 addresses and 38 homes in the same area. A single detached home with a large plot can influence an online average much more than it would in a large city neighbourhood. The 2025 data also record 195 establishments and 310 passenger cars, so this is not a purely residential island: work, access and traffic are part of the local setting.
Best suited to: buyers and owners who want a larger, lower-density Eindhoven home, a quiet edge setting, cycle access to Woensel-Noord, and a property with a clearly documented plot, access and condition.
Less suitable if: you need abundant apartments or rentals, a supermarket around the corner, frequent city-centre services on foot, or a setting insulated from road, rail and employment-area movement.
| Local profile | Kapelbeemd |
|---|---|
| Municipality / province | Eindhoven, Noord-Brabant |
| CBS buurt code | BU07725200 |
| Population | 105 residents, CBS 86165NED 2025 (rounded) |
| Households | 35; average household size 2.9 |
| Housing stock | 38 homes |
| Average WOZ | €757,000, CBS 2025 |
| Housing type | 97% single-family; 63% detached in the CBS type detail |
| Tenure | 84% owner-occupied; 16% rented |
| Density | 129 residents per km² |
| Average distances | Primary school 0.3 km; childcare 0.5 km; supermarket 2.5 km |
| Character | Low-density family housing beside GDC, transport corridors and open edges |
Your next step in Kapelbeemd
Local property market
CBS 2025 context compared with Eindhoven and the Netherlands
| Measure | Kapelbeemd | Achtse Molen wijk | Eindhoven | Netherlands |
|---|---|---|---|---|
| Residents | 105 | 15,805 | 249,035 | 18,044,027 |
| Households | 35 | 6,930 | 130,304 | 8,430,352 |
| Average household size | 2.9 | 2.3 | 1.9 | 2.1 |
| Housing stock | 38 | 6,739 | 121,191 | 8,274,478 |
| Average WOZ | €757,000 | €458,000 | €391,000 | €398,000 |
| Single-family homes | 97% | 90% | 58% | 63% |
| Owner occupied | 84% | 77% | 44% | 57% |
| Density | 129/km² | 3,188/km² | 2,829/km² | 536/km² |
| Supermarket distance | 2.5 km | 1.1 km | 0.7 km | 1.0 km |
| Primary-school distance | 0.3 km | 0.7 km | 0.7 km | 0.8 km |
| Childcare distance | 0.5 km | 0.8 km | 0.8 km | 0.7 km |
Kapelbeemd’s WOZ and housing profile look unlike the municipality because its 38 homes are mostly larger single-family properties rather than a balanced city-wide mix. The comparison is useful for explaining the data, not for selecting a valuation amount. A lender-ready report still needs comparable completed sales that match the individual home.
Four dated market signals
Funda’s Kapelbeemd profile showed zero active homes for sale and zero rentals on 24 August 2026. That is a portal snapshot, not evidence that no one wants to move or that the entire neighbourhood is illiquid. With only 38 homes, the next listing could change the visible sample completely.
Huiswaardemeter’s August 2026 model reported an average calculated house value of €913,999, an annual trend of +3.6%, an average asking price of €863,395 and an asking-price measure of €3,283/m². Its calculated examples ranged from Dinkelstraat 5 at €735,131 for 211 m² to Maasstraat 24 at €1,292,856 for 296 m². These are model outputs, not verified transactions; their value is in showing how property size and address can widen a small-area range.
AlleCijfers records an average WOZ series of €568,000 in 2019, €598,000 in 2020, €611,000 in 2021, €613,000 in 2022, €679,000 in 2023, €714,000 in 2024 and €757,000 in 2025. Its page describes a 33% rise from 2019 to 2025. This is a mass-assessment series, not a market-price index.
Funda’s wider Achtse Barrier and Achtse Molen searches are a useful fourth signal when Kapelbeemd itself has no listing. They combine different CBS buurten, so a €/m² or selling-time measure must be labelled as a wider-area context rather than imported into Kapelbeemd. The correct comparable set should return to home type, plot, access, condition and street.
Local evidence and comparability
| Evidence | Visible details | How to use it |
|---|---|---|
| Dinkelstraat 5 model example | Built 1995; 211 m²; calculated value €735,131 | A model reference for a large home; verify plot, finish and legal details before comparison |
| Alblasstraat 24 model example | Built 1993; 437 m²; calculated value €771,565 | A very large measured property; size and land assumptions make it unsuitable for a direct average |
| Maasstraat 24 model example | Built 2000; 296 m²; calculated value €1,292,856 | A newer/larger model example; check whether the subject has the same plot, specification and access |
| Wider Achtse Barrier listing snapshot | Family homes and apartments appear in separate portal samples | Use only after filtering for property type, size, label and micro-location |
| Kerkdorp Acht adjacent context | Nearby village-like housing with different boundary and setting | Useful for questions about rural edge and access, not a substitute for Kapelbeemd sales |
The examples are deliberately labelled. A model estimate or asking price is not a completed sale. For a mortgage report, the evidence hierarchy should favour verified transactions, professional adjustments, the inspection and the lender’s stated assignment. Online signals help a buyer ask why two homes differ; they do not set the report value.
What drives value in Kapelbeemd?
The address is more than the neighbourhood name
Kapelbeemd’s edge position makes micro-context unusually important. A house facing the GDC or Boschdijk may have a different noise, access and outlook profile from a home turned toward an internal green edge. Railway and motorway distance, cycling connections, industrial traffic, privacy, drainage, plot access and the presence of businesses all need to be checked from the actual address.
Home type, plot and condition
The 97% single-family share means the local comparable pool is small but not uniform. Detached, semi-detached, corner and terraced homes have different plot, privacy, extension, maintenance and buyer-pool characteristics. Record measured living area, plot area, outbuildings, garden orientation, parking, access, façade, roof, glazing, installations, ventilation and any evidence of damp or foundation movement.
For an apartment or rented unit, the relevant evidence changes to floor, lift, balcony, storage, VvE or lease terms, service costs and common maintenance. Never combine an apartment headline with a detached-house comparison merely because both are in Kapelbeemd’s postal area.
| Value factor | Kapelbeemd question | Why it matters |
|---|---|---|
| Street position | Does the home face internal housing, GDC, Boschdijk, railway or open land? | Noise, privacy, outlook, access and demand can change at the frontage |
| Plot and access | Are driveway, garden, outbuilding and shared paths legally documented? | Land and rights can materially affect market value and financeability |
| Measured area | Does the NEN 2580 living area match the plans and listing? | A small measurement difference affects €/m² comparisons |
| Energy | What do label, insulation, glazing, heating, ventilation and solar evidence show? | Running cost and retrofit risk influence buyer demand |
| Condition | Are roof, façade, installations, damp, extensions and permits documented? | Deferred work and legal uncertainty reduce like-for-like comparability |
| Parking | Is there a private right or only convenient public space? | A perceived parking benefit is not the same as title evidence |
| Planning | Are current notices, permits or public-space works near the address? | Future access, noise and amenity can affect the valuation date |
| Employment/traffic | Do businesses, delivery movements or peak traffic affect the home? | Edge locations can carry a local premium or discount |
Preparing the lender file
Keep the adviser or lender’s exact wording, including any NWWI, NHG, renovation or deadline requirement. Gather the purchase agreement if available, cadastral information, measurement report, energy label, permits, renovation invoices, drawings, parking rights, easements and outbuilding details. Mention tenants, locked spaces, shared access, pets, work in progress and inspection restrictions at intake.
Living in Kapelbeemd
Everyday character
Kapelbeemd is quiet in the sense of low residential density, not isolated from movement. The GDC, Boschdijk, railway and nearby arterial routes create a working edge, while homes and green drainage spaces provide a different daily rhythm. A buyer should visit on a school morning, at the end of the workday and after dark to understand traffic, lighting, parking and the sound profile.
Families, schools and childcare
CBS places a primary school about 0.3 km away and childcare about 0.5 km away on average. De Achtbaan serves the Achtse Barrier context, St Antonius Abt serves Acht and the surrounding area, and Korein Normandiëlaan is part of an Achtse Barrier SPIL setting. These providers publish their own admissions, opening times and capacity information. A short average distance does not guarantee a place or a particular journey.
For a family, plot, storage, safe cycling, school-run traffic and garden usability may matter more than a portal average. For a homeowner, the same details can explain why a detached edge home should not be compared with a compact row home in another Achtse Molen buurt.
International households
Kapelbeemd is part of Eindhoven’s Brainport employment area, while its housing pattern feels more suburban and edge-oriented than the centre. An English-friendly intake can make Dutch lender language easier to understand, but the original wording should remain available for the report. International buyers should test their commute, school and childcare arrangements and the practical distance to shopping before relying on an area label.
Safety and environment
AlleCijfers lists 21 registered crimes in 2025, with the tiny neighbourhood denominator producing a high-looking rate per 1,000 residents. Treat that as a data signal, not a verdict. The police dashboard, municipal information, Atlas Leefomgeving and a visit at different times provide a more useful current picture. Lighting, entrances, bicycle storage, traffic, businesses and the immediate neighbours all matter.
For environment, check road and rail noise, air quality, heat, water, soil, trees, drainage, energy performance and foundation information for the exact address. Copaan’s map uses older road, rail and wind layers; it is useful context, but current official tools and seller documents take priority. A room facing a corridor can experience a different sound profile from a room facing an internal garden.
Getting around
Kapelbeemd’s cycle and bus connections run through the wider Achtse Barrier and Woensel-Noord network. Use the current Bravo planner or 9292 for the exact stop, line, date, holiday period and disruption. Older frequency summaries should not be treated as a fixed promise. The practical commute also depends on crossings, cycling storage, parking, school movement and the time of day.
Amenities and leisure
CBS records a 2.5 km average to a supermarket, compared with 0.7 km for Eindhoven. The Achtse Barrier services, schools and healthcare are nearby regional context, but Kapelbeemd is not a walk-to-everything centre. Buyers should test the actual trip to shopping, sport, green space, work and the station they will use. Nearby Kerkdorp Acht and the open edge offer a different landscape setting from the GDC side.
Costs beyond the price
Budget for mortgage and purchase costs, transfer tax where applicable, adviser and notary fees, insurance, municipal charges, energy, maintenance, parking and travel. Large or detached homes may need higher reserves for roof, façade, heating, glazing, garden, access or outbuilding work. A low maintenance bill can conceal future work; a well-funded plan can make a higher current cost more predictable.
The standard validated residential valuation service is €599 including VAT, NWWI validation where required, cadastral research and normal-area travel. A 24-hour option costs €60 extra when inspection access, documents and validation timing allow. Calls are available 09:00–21:00, seven days a week, and the online form is open 24/7. The standard complete report is normally delivered within 48 hours after an accessible inspection and complete file.
Neighbourhood variation around Achtse Molen
Use these contexts to ask better questions, not to assign fixed premiums:
| Context | What to check |
|---|---|
| GDC / Boschdijk edge | Delivery movement, road noise, outlook, access and privacy |
| Railway and A2/A58 side | Sound, air, orientation, cycling connections and current notices |
| Internal Kapelbeemd homes | Plot, garden, shared paths, parking rights and maintenance |
| Kerkdorp Acht edge | Rural outlook, boundary, services and comparable village evidence |
| Achtse Barrier services | School, childcare, shopping and bus access at the actual times used |
Is Kapelbeemd a good place to buy?
Kapelbeemd can suit buyers who want a larger, mostly owner-occupied home in Eindhoven with a low-density feel, cycle access and a distinctive edge setting. It may be less suitable for someone who wants abundant supply, a supermarket nearby, high-frequency city services or no exposure to roads, rail or employment-area movement.
The strongest decision is property-specific. Compare measured area, plot, access, energy, condition, legal documents, parking and completed comparable evidence. The high CBS WOZ and online model figures explain why the local market looks distinctive; they do not remove the need for an independent report.
Before you rely on a valuation
The lender’s purpose and valuation date are central. A purchase mortgage report is not automatically the correct report for refinancing, a mortgage increase, renovation value or a private decision. Keep the request wording and documents available and mention any changed deadline during intake.
The inspection needs access to all relevant rooms, storage, outbuildings, garden, parking and shared areas. A complete file lets the appraiser distinguish current condition from planned work and an asking price from completed evidence. A guide can help you prepare; it cannot promise a mortgage, sale price or planning outcome.
How to request a Kapelbeemd report
Send the address, purpose, lender wording, deadline, purchase agreement if available, measurement evidence, energy label, permits, renovation file and ownership or parking documents. Mention whether you are buying, refinancing, increasing a mortgage, renovating or checking a private decision. Calls are available 09:00–21:00 every day, and the online form is available 24/7.
Compare Kapelbeemd with nearby Eindhoven neighbourhoods
Property valuation guide for Kerkdorp Acht
CBS 2025 places Kapelbeemd at 105 residents, 38 homes, an average WOZ value of €757,000, 97% single-family homes and 84% owner-occupied homes. Kerkdorp Acht records 3,510 residents, 1,481 homes, an average WOZ value of €595,000, 90% single-family homes and 84% owner-occupied homes. These are different neighbourhood boundaries, so the figures are useful context rather than a direct price promise.
The August 2026 Funda snapshot showed 0 active listings in Kapelbeemd and 16 active listings in Kerkdorp Acht at an average asking price of €650,000. The Kapelbeemd profile did not publish an average asking price in that snapshot, so the listing count is the safer comparison.
The portal measures add useful texture: Kerkdorp Acht reported €4,464 per m². These are dated asking-price or portal measures and do not replace a comparable completed sale.
The pattern makes sense when the stock is considered: Kapelbeemd has 97% single-family homes and 84% 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 Kapelbeemd 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.
Property valuation guide for Blixembosch-Oost
CBS 2025 places Kapelbeemd at 105 residents, 38 homes, an average WOZ value of €757,000, 97% single-family homes and 84% owner-occupied homes. Blixembosch-Oost records 7,685 residents, 2,871 homes, an average WOZ value of €578,000, 92% single-family homes and 88% owner-occupied homes. These are different neighbourhood boundaries, so the figures are useful context rather than a direct price promise.
The August 2026 Funda snapshot showed 0 active listings in Kapelbeemd and 21 active listings in Blixembosch-Oost at an average asking price of €579,524. The Kapelbeemd profile did not publish an average asking price in that snapshot, so the listing count is the safer comparison.
The portal measures add useful texture: Blixembosch-Oost reported €4,568 per m². These are dated asking-price or portal measures and do not replace a comparable completed sale.
The pattern makes sense when the stock is considered: Kapelbeemd has 97% single-family homes and 84% 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 Kapelbeemd 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 Ooievaarsnest
CBS 2025 places Kapelbeemd at 105 residents, 38 homes, an average WOZ value of €757,000, 97% single-family homes and 84% owner-occupied homes. Ooievaarsnest records 880 residents, 366 homes, an average WOZ value of €652,000, 99% single-family homes and 97% 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 0 active listings in Kapelbeemd and 5 active listings in Ooievaarsnest at an average asking price of €565,294. The Kapelbeemd profile did not publish an average asking price in that snapshot, so the listing count is the safer comparison.
The portal measures add useful texture: Ooievaarsnest reported €4,822 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: Kapelbeemd has 97% single-family homes and 84% owner-occupied homes, while Ooievaarsnest has 99% single-family homes and 97% 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 Kapelbeemd with genuinely similar evidence in Ooievaarsnest 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, 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-friendly 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 Kapelbeemd?
Kapelbeemd is a defined CBS buurt in the Achtse Molen wijk of Eindhoven, in Woensel-Noord. It is a small, low-density residential area beside the GDC and the open edge toward Kerkdorp Acht, with mostly family homes and a distinct address-level mix.
What is the average WOZ value in Kapelbeemd?
CBS 86165NED records an average WOZ value of €757,000 for Kapelbeemd in the 2025 data. WOZ is a statutory assessed value, not an asking price and not a mortgage valuation for an individual home.
How many homes are in Kapelbeemd?
The 2025 CBS row records 38 homes and about 105 residents. Funda’s neighbourhood profile showed 110 residents when checked in August 2026. The small difference comes from source definitions and rounding; neither figure is a live valuation measure.
What kind of homes are common in Kapelbeemd?
CBS records 97% single-family homes, including a strong detached-home share, and 84% owner occupation. The small stock means that plot, outbuildings, access, condition and energy performance can move the comparison set quickly.
Are homes in Kapelbeemd expensive compared with Eindhoven?
The 2025 Kapelbeemd average WOZ of €757,000 is above the Eindhoven average of €391,000, but the figures describe different housing mixes and are not sale-price comparisons. Kapelbeemd has a small, predominantly single-family and owner-occupied stock, so a single average should never be applied to an address without property evidence.
What was the latest Kapelbeemd market snapshot?
Funda showed no active homes for sale or rent in its Kapelbeemd profile when checked on 24 August 2026. A zero-listing snapshot describes portal availability on that date, not demand, annual sales or the value of the 38 homes in the buurt.
Why do online value estimates differ in Kapelbeemd?
Huiswaardemeter’s August 2026 model estimated an average calculated house value of €913,999 and an average asking price of €863,395. These are model and portal signals, not completed-sale evidence. The spread from CBS WOZ reflects purpose, method, timing and the small property mix.
What should a lender-ready valuation in Kapelbeemd consider?
The report should identify the exact home, living area and plot, legal title, extensions, permits, condition, energy performance, access, parking, comparable completed sales and the lender’s stated purpose and valuation date. A buurt average cannot replace those checks.
Are the Huiswaardemeter examples comparable sales?
No. They are calculated model examples, such as Dinkelstraat 5, Alblasstraat 24 and Maasstraat 24. They help show the model’s spread and how size affects its output, but they are not verified completed transactions and should not be presented as such.
Is Kapelbeemd suitable for families?
It can suit households that want a quiet, low-density Eindhoven address with larger homes, nearby primary-school access and cycle connections. The small stock and edge setting are less suitable for someone seeking abundant apartments, frequent public transport or a high-street lifestyle.
How close are schools and childcare?
CBS records an average distance of 0.3 km to a primary school and 0.5 km to childcare. De Achtbaan and the wider Achtse Barrier school and SPIL network are nearby context. Admissions, capacity, catchment and the safest journey must be checked with the provider and from the exact address.
What is nearby for everyday shopping?
CBS records an average distance of 2.5 km to a supermarket. That is farther than the Eindhoven average of 0.7 km and reflects Kapelbeemd’s edge setting. The Achtse Barrier services are practical nearby context, but the actual journey and transport choice depend on the address.
How do the surrounding roads affect a valuation?
The boundary sits near the railway corridor, A2/A58, Boschdijk, GDC and Kerkdorp Acht. Road and industrial access, traffic noise, views, privacy and cycling connections can change over a short distance. Inspect the exact frontage and check current environmental information rather than using a blanket buurt label.
What planning should a buyer check?
The 2021 Kapelbeemd–GDC Zuid draft plan updated older plans around the railway, A2/A58, Boschdijk and Kerkdorp Acht. The municipality also maintains a Beeldkwaliteitsplan Kapelbeemd from 2022. These documents provide planning context; current omgevingsplan entries, permits and notices are needed for an address-specific decision.
How reliable are the crime figures for Kapelbeemd?
AlleCijfers records 21 registered crimes in 2025, with the tiny neighbourhood denominator producing a high-looking rate per 1,000 residents. Treat that as a data signal, not a verdict. Use the police dashboard, Atlas Leefomgeving and an in-person visit for current context.
How do I check noise and environmental conditions?
Use Atlas Leefomgeving and RIVM environment tools for current address-level noise, air, heat, water and soil information. Copaan’s map provides older road, rail and wind layers. Check the actual address, room orientation, ventilation and any disclosed nuisance.
What public transport serves Kapelbeemd?
Use the current Bravo and 9292 planners for the exact stop, line, service day, disruptions and holiday period. The area has cycle and bus connections through Achtse Barrier and Woensel-Noord, but a fixed frequency should not be assumed from an old timetable.
Does parking come with a home in Kapelbeemd?
Never assume it. Confirm whether a driveway, garage, parking bay or access right belongs to the title and whether public-road parking rules apply. A valuer will distinguish private rights from a convenient but non-exclusive space.
What documents should an owner prepare?
Prepare the address, lender or adviser wording, purchase agreement if available, measurement report, energy label, permits, renovation invoices, cadastral information, parking rights and any lease or shared-access documents. Mention outbuildings, tenants and work in progress during intake.
How much does the standard valuation cost?
The standard validated residential valuation is €599 including VAT, NWWI validation where required, cadastral research and normal-area travel. A 24-hour option costs €60 extra when access, documents and the validation sequence allow.
When is the report delivered?
After an accessible inspection and a complete file, the standard report is normally delivered within 48 hours. Dirk-Jan can discuss a 24-hour option for €60 extra when the property, documents and validation timing make it possible.
When can I call Cheetah Valuations?
Calls are available from 09:00 to 21:00, seven days a week, including weekends and public holidays. The online request form is available 24/7.
Can international buyers use the service?
Yes. Dirk-Jan provides an English-friendly intake while keeping formal Dutch lender wording intact. Send the original request and ask which terms need explanation, including NWWI, NHG, NRVT, WOZ and valuation date.
Can the Kapelbeemd guide replace a mortgage valuation?
No. It is local housing and market context. A mortgage valuation is an independent report for the individual property, stated purpose, lender requirements and valuation date.
Who prepares the report?
Dirk-Jan Bonenkamp is the NRVT-registered residential appraiser and NWWI appraiser behind Cheetah Valuations. He handles the intake, inspection and report process personally.