House Valuation in Kerkdorp Acht
Property valuation Kerkdorp Acht guide with CBS 2025 context, local asking-price signals, village housing, schools, 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 Kerkdorp Acht after confirming the lender requirements.
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Kerkdorp Acht in brief
Kerkdorp Acht is a named village core within Eindhoven, not a separate municipality. The local centre is organised around the Sint Antonius Abt church, Kerkplein greenery and nearby village streets. The wider area also includes employment and logistics activity around GDC Eindhoven-Acht, arterial roads and the railway. A listing described simply as “Acht” can therefore sit in a different CBS buurt or have a different noise, access and housing profile.
The 2025 CBS row describes a substantial, established housing stock: 1,481 homes, an average build-age profile in which 100% of homes are older than ten years, and a strong 90% single-family share. About 84% of homes are owner-occupied. This mix gives buyers more family-house evidence than a central Eindhoven average, but it does not make every street interchangeable.
Best suited to: buyers and owners who want a village feel inside Eindhoven, family housing, green space around a historic core, and practical access to northern employment areas and the city.
Less suitable if: you need a city-centre apartment, a large rental supply, every amenity at the front door, or a setting fully separated from major roads, rail and employment traffic.
| Local profile | Kerkdorp Acht |
|---|---|
| Municipality / province | Eindhoven, Noord-Brabant |
| CBS buurt code | BU07725210 |
| Population | 3,510 residents, CBS 86165NED 2025 |
| Households | 1,515; average household size 2.3 |
| Housing stock | 1,481 homes |
| Average WOZ | €595,000, CBS 2025 |
| Housing type | 90% single-family; 35% detached, 14% semi-detached and 33% terraced in the CBS detail |
| Tenure | 84% owner-occupied; 16% rented |
| Density | 2,578 residents per km² |
| Average distances | Primary school 0.6 km; childcare 0.6 km; supermarket 2.3 km |
| Character | Village core and family streets alongside GDC, rail, roads and green edges |
Your next step in Kerkdorp Acht
Local property market
CBS 2025 context compared with Achtse Molen, Eindhoven and the Netherlands
| Measure | Kerkdorp Acht | Achtse Molen wijk | Eindhoven | Netherlands |
|---|---|---|---|---|
| Residents | 3,510 | 15,805 | 249,035 | 18,044,027 |
| Households | 1,515 | 6,930 | 130,304 | 8,430,352 |
| Average household size | 2.3 | 2.3 | 1.9 | 2.1 |
| Housing stock | 1,481 | 6,739 | 121,191 | 8,274,478 |
| Average WOZ | €595,000 | €458,000 | €391,000 | €398,000 |
| Single-family homes | 90% | 90% | 58% | 63% |
| Owner occupied | 84% | 77% | 44% | 57% |
| Density | 2,578/km² | 3,188/km² | 2,829/km² | 536/km² |
| Supermarket distance | 2.3 km | 1.1 km | 0.7 km | 1.0 km |
| Primary-school distance | 0.6 km | 0.7 km | 0.7 km | 0.8 km |
| Childcare distance | 0.6 km | 0.8 km | 0.6 km | 0.7 km |
Kerkdorp Acht’s higher average WOZ than Eindhoven reflects its established, mostly owner-occupied family-house mix and should not be treated as a market-price premium for every address. The neighbourhood comparison helps explain the housing context; it does not select a report value. A lender-ready report still needs comparable completed sales that match the individual home.
Four dated market signals
Funda’s Dutch neighbourhood snapshot showed 16 homes for sale and no homes for rent, with an average asking price of €653,286, about €4,464/m² and an average selling time of 27 days, based on 37 homes sold in the previous 12 months. Its English snapshot showed 21 homes for sale, an average asking price of €650,476, about €4,469/m² and the same 27-day selling-time signal, based on 35 sales. The difference shows why a portal figure must be dated and labelled rather than presented as a fixed neighbourhood fact.
Huiswaardemeter’s August 2026 model snapshot covered 1,481 homes and reported an average model house price of €790,501, an average asking price of €744,738, an average model value of €767,276, and a model range of €569,339–€929,155. Its examples included Amstelstraat 102 (86 m², model €304,855), Spaarnestraat 13 (163 m², model €776,562) and Verzetsheldenlaan 56 (255 m², model €1,028,482). These are model signals, not verified sales.
AlleCijfers’ historical CBS WOZ series for Kerkdorp Acht shows €395,000 in 2013, €402,000 in 2019, €427,000 in 2020, €454,000 in 2021, €490,000 in 2022, €550,000 in 2023, €560,000 in 2024 and €595,000 in 2025. The series provides assessed-value history, not a substitute for current market evidence or an individual report.
Buurtje’s August 2026 neighbourhood page showed an average asking-price signal of about €762,551 and a positive local facilities impression. It is a third-party portal measure and should be treated as an additional directional snapshot, not an official transaction series. The four signals differ because they use different dates, samples, methods and definitions.
Reading the signals without overvaluing an average
The spread between the portal averages and the automated model range is useful because it reveals how sensitive Kerkdorp Acht is to the homes included in a sample. A 105 m² home with a smaller plot and label C does not carry the same evidence as a 229 m² property with a 1,208 m² plot. A detached home near a green edge can also have a different noise, access and privacy profile from a terrace near a through road. The figures should therefore be used to frame questions for the inspection and comparable-sales search, not to calculate a price by multiplying a portal average by floor area.
The asking-price snapshots also contain a timing issue. A listing can be reduced, withdrawn, relisted or still be waiting for a completed sale. A selling-time measure can include homes with different marketing histories, and the Dutch and English portal views displayed different samples on the same date. For a purchase, compare the asking position with the property’s condition and negotiation context. For a refinancing or mortgage increase, use the lender’s purpose and valuation date. For a sale, treat the asking evidence as market context and keep the report independent from a desired outcome.
Conditional outlook for the next 12–24 months
The most defensible outlook is conditional rather than a promised price direction. Established family housing and the limited portal rental supply can support demand, while borrowing capacity, mortgage rates, maintenance budgets and the quality of individual homes remain the main constraints. Local planning may improve school and shopping convenience, but proposals can change and construction can temporarily affect access or noise. Employment and logistics activity around GDC supports regional relevance, while the railway and major roads create address-specific trade-offs.
| Driver | Kerkdorp Acht evidence | Possible effect | What to check |
|---|---|---|---|
| Mortgage affordability | Mostly owner-occupied single-family stock; lender requirements remain property-specific | Mixed: demand can stay strong, but budgets limit offers | Current rate, income test, lender wording and valuation buffer |
| Supply | Funda snapshots showed no rentals and a limited for-sale sample on 24 August 2026 | Constrained choice can support well-presented homes | New listings, withdrawals, selling time and condition |
| School and shopping proposals | SPIL rebuild and proposed SPAR with six apartments | Potential amenity benefit; temporary works may be a nuisance | Current permits, notices, timetable and completion status |
| Employment access | GDC, northern Eindhoven and city connections | Supports practical demand for family homes | Peak congestion, sound, delivery movements and parking |
| Energy and maintenance | Established stock with varied labels and renovation histories | Efficient, documented homes may attract stronger demand | Label validity, retrofit cost, roof, glazing and installations |
| Noise and environment | Railway, Boschdijk, A2/A50 and green edges sit in different contexts | Mixed; exact frontage and orientation matter | Atlas/RIVM maps, visit at different times and seller disclosures |
These drivers do not produce a neighbourhood-wide forecast. They define the questions that should be answered for the exact address before a buyer, seller or lender relies on a valuation.
Local evidence and comparability
| Current asking example | Visible details | How to use it |
|---|---|---|
| Griftlaan 8 | €525,000; 119 m²; 141 m² plot; seven rooms; energy label B | A mid-sized family-home asking example; compare living area, plot, finish and street position |
| Spaarnestraat 13 | €700,000; 144 m²; 396 m² plot; semi-detached with garage; energy label A | Useful for a larger plot and efficient semi-detached profile; do not transfer its value to a terraced home |
| Roompot 15 | €622,500; 129 m²; 244 m² plot; energy label B | A family-house asking signal close to the portal average; verify condition, extensions and parking |
| Verzetsheldenlaan 4 | €1,350,000; 229 m²; 1,208 m² plot; energy label B | A large-plot outlier that demonstrates why averages need property-level filtering |
| Vliststraat 39 | €465,000; 105 m²; 154 m² plot; energy label C | A smaller-home reference; compare tenure, renovation, plot and exact micro-location |
These are live asking examples checked on 24 August 2026, not completed transactions. A professional valuation uses verified sales, adjustments, the inspection and the lender’s stated assignment. Asking prices are useful for questions, not for presenting a guaranteed value.
What drives value in Kerkdorp Acht?
The address is more than the neighbourhood name
Kerkdorp Acht changes character over short distances. Homes around Kerkplein and the church have a village-core setting; streets toward the railway, Boschdijk and GDC can have a different noise, access and outlook profile; family streets toward the green edge can feel quieter. Check the frontage, rear outlook, parking, cycle connection, delivery movement and evening activity from the exact address.
Home type, plot and condition
The 90% single-family share includes terraced, corner, semi-detached and detached homes. The 35% detached share and the range of current asking examples show why the local average is broad. Record measured living area, plot area, extensions, outbuildings, garden orientation, parking, access, façade, roof, glazing, heating, ventilation, damp evidence, solar panels and energy label.
For an apartment or rented home, the evidence changes to floor, lift, balcony, storage, VvE or lease terms, service costs and common maintenance. A compact apartment in the wider postal area is not automatically comparable with a detached Kerkdorp home.
| Value factor | Kerkdorp Acht question | Why it matters |
|---|---|---|
| Street position | Is the home near Kerkplein, a through road, railway or GDC edge? | Sound, privacy, outlook and access can change at the frontage |
| Plot and access | Are driveway, garden, garage and shared paths documented in the title? | Land and rights affect value and financeability |
| Measured area | Does the NEN 2580 area match plans and the listing? | Small area differences change €/m² comparisons |
| Energy | What do label, insulation, glazing, heating, ventilation and solar evidence show? | Running cost and retrofit risk influence demand |
| Condition | Are roof, façade, installations, damp, extensions and permits documented? | Deferred work and legal uncertainty weaken comparability |
| Parking | Is parking private, shared or only convenient public space? | A perceived benefit is not the same as an exclusive right |
| Planning | Are current notices, permits or public-space works near the address? | Future access, noise and amenity can affect the valuation date |
| Employment and traffic | Do GDC, Boschdijk, rail or delivery movements affect the home? | Edge context can change the buyer pool and evidence set |
Micro-location premiums and discounts
Within Kerkdorp Acht, a premium or discount usually comes from the combination of home and setting rather than from the neighbourhood name alone. A well-maintained detached or semi-detached home with a usable plot, private parking, good light and a quiet rear outlook can attract a different buyer pool from a compact terraced home. The village core may offer recognisable character and proximity to the church and school, while a home on a through road may trade convenience for traffic, sound and less privacy. These are hypotheses to test, not automatic adjustments.
| Local signal | Potential upside | Potential downside | Exact-address check |
|---|---|---|---|
| Kerkplein and church core | Character, green outlook, village identity and short school access | Events, parking pressure, evening activity or heritage restrictions | Orientation, event calendar, title restrictions, parking and sound |
| Green edge and outer family streets | Open outlook, gardens, daylight and quieter feel | Longer shopping journey, drainage or changing land-use context | Rear boundary, soil/water, current plan and access |
| Boschdijk and GDC side | Practical employment access and logistics convenience | Road sound, delivery movement, air and privacy effects | Day/night visit, environmental maps, rear outlook and ventilation |
| Railway or motorway side | Regional connectivity and sometimes open views | Rail/road noise, crossings and air exposure | Exact line of sight, insulation, sound maps and planned works |
| Older village housing | Plot character and scope for a tailored renovation | Roof, façade, damp, foundation, permits and energy cost | Building file, invoices, permits, label and inspection evidence |
The same street can contain materially different homes. A professional report should explain which local evidence was selected, why it is comparable and how differences were adjusted. A buyer should not assume that a quiet rear garden removes every road or rail effect, or that a central address automatically deserves a premium.
Property-specific valuation checklist
Use the following checklist for the individual home, not as a neighbourhood score:
| Category | Questions to answer before relying on a valuation |
|---|---|
| Legal title | Is the home freehold, and are easements, rights of way, shared driveways or qualitative obligations recorded? |
| Area and plot | Do the NEN 2580 living area, plot boundary, extensions, loft conversion and outbuildings match the plans and title? |
| Building condition | What is known about roof, façade, windows, damp, foundation, boiler, electrics, ventilation and recent works? |
| Energy | Is the label valid, and are insulation, glazing, heating, solar panels and ventilation documented rather than assumed? |
| Permissions | Do extensions, dormers, sheds, parking changes or conversions have the required permits and completion evidence? |
| Parking and access | Is a driveway, garage or parking bay private and documented, or is it only convenient public space? |
| Environment | What do current noise, air, heat, water and soil tools show for the exact address and garden orientation? |
| Planning | Are current notices, school works, shopping proposals, road works or changes to neighbouring land relevant to the valuation date? |
| Lender brief | Does the report purpose match purchase, refinancing, mortgage increase, renovation value or another stated decision? |
The inspection and the documentary file should be read together. A listing description can omit a shared path, a permit issue, a roof repair or a future obligation; those details can matter more than a small difference in the portal average.
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 during intake.
Living in Kerkdorp Acht
Village character inside Eindhoven
The Sint Antonius Abt church, green Kerkplein and modest village streets give Kerkdorp Acht a recognisable centre. The wider area remains connected to employment and logistics routes, so “village feel” does not mean rural isolation. Visit on a school morning, at the end of the workday and after dark to understand traffic, lighting, parking, deliveries and sound.
Families, schools and childcare
CBS places a primary school and childcare about 0.6 km away on average, with about 4.9 schools within 3 km. Basisschool St Antonius Abt is in the heart of Acht and is rebuilding a new SPIL location at Maasstraat 105 after the previous building fire. Kinderopvang Dikkie & Dik offers day care and BSO in the Acht setting; its June 2026 inspection recorded no violations. Admissions, capacity, catchment and opening hours must still be confirmed directly with each provider.
For families, safe cycling, school-run traffic, garden usability, storage and parking can matter more than a portal average. For a homeowner, those same details can explain why two homes in the same wider area require different comparable evidence.
International households
Kerkdorp Acht is in Eindhoven’s Brainport employment area, while its housing and daily rhythm feel more suburban than the centre. An English-friendly intake can make Dutch lender language easier to understand, but the original request wording should remain available for the report. International buyers should test their commute, school and childcare arrangements and the practical trip to shopping before relying on an area label.
Expat suitability in practical terms
Expat fit: medium to high for households who value family housing and Brainport access, with a lower fit for people who need a car-free city-centre routine. An English-friendly intake can remove friction when a lender or adviser uses Dutch terms, but formal documents, municipal processes and the valuation report may still contain Dutch wording. The village setting can be attractive to households who want more space and a calmer evening rhythm inside Eindhoven; the 2.3 km average supermarket distance and transport-dependent edge conditions are the main trade-offs.
| Expat consideration | Kerkdorp Acht answer | Practical implication |
|---|---|---|
| International employment | Eindhoven and GDC employment areas are reachable, but the exact commute varies by edge and peak time | Test the address-to-work journey, not just the city label |
| English intake | Dirk-Jan can explain Dutch lender and valuation terms in English | Keep the lender’s original wording available for the report |
| Childcare and schools | St Antonius Abt and Dikkie & Dik are local references | Confirm admissions, capacity, waiting lists and BSO directly |
| Shopping without a car | CBS places a supermarket 2.3 km away on average | Check the practical cycle, bus and delivery options |
| Rental-to-buy transition | Funda showed no rentals in the dated profile | Plan for a competitive purchase process and document readiness |
| Airport and regional access | Eindhoven’s regional road and public-transport network is available from the city | Compare transfer burden and peak reliability for the actual address |
The area can work well for an international household already familiar with Eindhoven and comfortable checking Dutch documents with help. It is less convenient for someone who expects a dense choice of shops, restaurants and late public transport immediately outside the front door.
Safety and environment
AlleCijfers lists 49 registered crimes in 2025 for Kerkdorp Acht: 21 theft incidents, 10 fraud, eight traffic incidents, eight vandalism incidents, one violence/sex incident and one other incident. The resulting rate is sensitive to the denominator and should be treated as a signal, not a verdict. Use the police dashboard, municipal information and a visit at different times for current context.
Environmental checks at the address
The most useful environmental review is specific to the building and its orientation. A road or railway may be noticeable at the front but screened at the rear; a green edge may give a pleasant outlook but still have drainage, soil or future-land-use questions. Use official maps as a starting point, then compare them with the seller’s disclosures, the building file and an inspection. Look at bedroom orientation, window ventilation, glazing, garden use, tree maintenance, surface water, basement or crawl-space moisture and any signs of settlement. For homes near employment or logistics land, check current plan designations and delivery movement rather than relying on a general “quiet” label.
| Check | Why it matters to a buyer or valuer |
|---|---|
| Road and rail sound | Affects comfort, window use, insulation decisions and comparable selection |
| Air and traffic exposure | May influence ventilation, outdoor use and the buyer pool |
| Water and drainage | Matters for garden usability, crawl spaces, foundations and maintenance |
| Soil and former use | May affect investigations, disclosures, remediation and financeability |
| Heat and shade | Mature trees, paved gardens and orientation influence summer comfort |
| Future works | School, road, shopping or public-space construction can temporarily change access and sound |
For environment, check road and rail noise, air quality, heat, water, soil, trees, drainage, energy performance and foundation information for the exact address. Atlas Leefomgeving and RIVM tools provide address-level context; current official tools and seller documents take priority over an old map layer.
Getting around
Kerkdorp Acht is linked to the city and northern districts by cycle routes and local bus services. Bravo’s line 405 connects the Achtse Barrier area with Eindhoven Station, but the exact stop and service depend on the address. Use the current Bravo planner or 9292 for the line, date, disruption and holiday period. A historic frequency summary should never be treated as a fixed promise.
Employment and regional access
The location is relevant to households working in Eindhoven’s northern employment areas, GDC Eindhoven-Acht, the city centre, Brainport campuses or nearby towns. A car can be convenient for shift work, school runs and larger shopping, but the practical choice depends on the home’s parking, the stop used and the time of day. A journey that looks short on a map can include a busy crossing, a transfer, a school peak or a congested motorway approach.
| Destination | Why it matters | What to compare |
|---|---|---|
| Eindhoven Station and city centre | Intercity, regional rail and central services | Bus/cycle connection, transfer time, evening service and parking alternative |
| GDC Eindhoven-Acht | Local logistics and employment edge | Delivery movement, shift timing, road sound and exact work entrance |
| Brainport employment campuses | Major regional employment pool | Peak congestion, cycle continuity, bus changes and employer shuttle options |
| Eindhoven Airport | International travel and visiting family | Door-to-door transfer, late arrival options and motorway reliability |
| Achtse Barrier and northern Eindhoven | Shopping, schools and services | Supermarket journey, cycle comfort, bus stop and school-run traffic |
Use the live Bravo and 9292 planners for the date and stop you actually need. Transport can support demand, but a valuation still distinguishes a general city connection from the access and nuisance profile of the individual property.
Amenities and leisure
The Acht community lists Dorpshuis Lekstraat, the Sint Antonius Abtkerk, the green Kerkplein, St Antonius Abt SPILcentre, Woonzorgcentrum Antonius, huisarts Kummeling, a dentist, physiotherapy and VV Acht at Sportpark de Leeuwenkuil. CBS records an average 2.3 km to a supermarket, farther than Eindhoven’s 0.7 km average. Test the actual journey to shops, sport, healthcare, green space and the station you will use.
Community rhythm and leisure
The village core’s practical attraction is not a long list of retail brands; it is the combination of a recognisable church setting, local facilities, sports and community spaces, and access to the wider city. Dorpshuis Lekstraat and VV Acht provide local activity, while the green Kerkplein and surrounding streets create a different weekend rhythm from the city centre. Check event notices, parking and evening sound where a home faces the core. Families should also test the school-run pattern and play-space access, and older households should check healthcare registration and the distance to regular services. These details can influence daily satisfaction and the pool of future buyers even when they do not appear in a portal headline.
Planning and local change
The concept spatial framework for Kern Acht describes the historic settlement and two notable local proposals: rebuilding St Antonius Abt school at Maasstraat 105 and a new SPAR supermarket with six apartments at Waalstraat 4. These are planning-context documents, not guarantees of completion. The 2021 Kerkdorp Acht zoning plan is now part of Eindhoven’s Omgevingsplan; current address-level permits, notices and plan entries must be checked before relying on a future change.
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. Established brick homes may need reserves for roof, façade, heating, glazing, garden walls, drainage or extensions. A low monthly 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.
Costs that can be easy to miss
For an established family home, the headline purchase price is only one part of the decision. Ask about municipal taxes, waste and water charges, insurance, energy, maintenance, garden walls, roof and façade work, heating replacement, glazing, drainage and any shared access. A driveway or garage can reduce daily friction but may carry maintenance or title obligations. A proposed nearby facility may improve convenience later, while construction can bring temporary noise or a changed access pattern. Keep a reserve rather than assuming that a recent renovation covers every system. For an international buyer, also budget for translation or advice where a lender, notary or municipality requires Dutch documents.
Neighbourhood variation around Kerkdorp Acht
Use these contexts to ask better questions, not to assign fixed premiums:
| Context | What to check |
|---|---|
| Kerkplein and church core | Heritage character, parking, events, outlook and evening activity |
| Family streets toward Achtse Barrier | School routes, gardens, traffic, shopping and bus access |
| Boschdijk and GDC edge | Delivery movement, road noise, employment activity and privacy |
| Railway and motorway side | Sound, air, orientation, crossings and current notices |
| Green outer edges | Open outlook, drainage, boundary, access and land-use plans |
Is Kerkdorp Acht a good place to buy?
Kerkdorp Acht can suit buyers who want a village identity within Eindhoven, mostly owner-occupied family housing, a historic green core and practical access to work and city services. It may be less suitable for someone seeking a large rental supply, a high-street lifestyle or complete separation from road, rail and employment movement.
The strongest decision is property-specific. Compare measured area, plot, access, energy, condition, legal documents, parking and completed comparable evidence. The higher local WOZ and mixed asking-price signals explain why the 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 Kerkdorp Acht 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 Kerkdorp Acht with nearby Eindhoven neighbourhoods
Property valuation guide for Kapelbeemd
CBS 2025 places Kerkdorp Acht at 3,510 residents, 1,481 homes, an average WOZ value of €595,000, 90% single-family homes and 84% owner-occupied homes. Kapelbeemd records 105 residents, 38 homes, an average WOZ value of €757,000, 97% 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 16 active listings in Kerkdorp Acht at an average asking price of €650,000. For Kapelbeemd, the checked profile showed 0 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: 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: Kerkdorp Acht has 90% single-family homes and 84% owner-occupied homes, while Kapelbeemd has 97% 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 Kerkdorp Acht with genuinely similar evidence in Kapelbeemd 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 Achtse Barrier-Spaaihoef
CBS 2025 places Kerkdorp Acht at 3,510 residents, 1,481 homes, an average WOZ value of €595,000, 90% single-family homes and 84% owner-occupied homes. Achtse Barrier-Spaaihoef records 4,520 residents, 1,888 homes, an average WOZ value of €442,000, 96% 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, Kerkdorp Acht showed 16 active listings and an average asking price of €650,000, while Achtse Barrier-Spaaihoef showed 22 active listings at €500,000. The €150,000 difference is a market snapshot, not a measured difference between two specific homes.
Average asking price per m² was €4,464 in Kerkdorp Acht and €4,268 in Achtse Barrier-Spaaihoef. Average selling time was 27 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: Kerkdorp Acht has 90% single-family homes and 84% owner-occupied homes, while Achtse Barrier-Spaaihoef has 96% 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 Kerkdorp Acht with genuinely similar evidence in Achtse Barrier-Spaaihoef 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-West
CBS 2025 places Kerkdorp Acht at 3,510 residents, 1,481 homes, an average WOZ value of €595,000, 90% single-family homes and 84% owner-occupied homes. Blixembosch-West records 1,995 residents, 772 homes, an average WOZ value of €633,000, 100% single-family homes and 85% 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, Kerkdorp Acht showed 16 active listings and an average asking price of €650,000, while Blixembosch-West showed 9 active listings at €669,143. The €19,143 difference is a market snapshot, not a measured difference between two specific homes.
Average asking price per m² was €4,464 in Kerkdorp Acht and €4,516 in Blixembosch-West. Average selling time was 27 days versus 25 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: Kerkdorp Acht has 90% single-family homes and 84% owner-occupied homes, while Blixembosch-West has 100% single-family homes and 85% 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 Kerkdorp Acht with genuinely similar evidence in Blixembosch-West 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.
- Mortgage valuation FAQ for common report and lender questions.
To compare this area with nearby towns and neighbourhoods, visit the Eindhoven property valuation comparison hub.
FAQ
What is Kerkdorp Acht?
Kerkdorp Acht is a village-like part of Eindhoven around the Sint Antonius Abt church and Kerkplein. It sits within the municipality of Eindhoven and has a distinct mix of family streets, green edges, transport corridors and GDC employment context.
What is the average WOZ value in Kerkdorp Acht?
CBS 86165NED records an average WOZ value of €595,000 for Kerkdorp Acht in its 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 Kerkdorp Acht?
The 2025 CBS row records 1,481 homes, 3,510 residents and 1,515 households. Small differences on portal pages can reflect update timing or source definitions; none replaces address-level evidence.
What kind of homes are common in Kerkdorp Acht?
CBS records 90% single-family homes, with detached, semi-detached, corner and terraced houses all represented. About 84% are owner-occupied. Plot, condition, extensions, parking and energy performance still vary from street to street.
Are homes in Kerkdorp Acht expensive compared with Eindhoven?
The 2025 average WOZ of €595,000 is above Eindhoven’s €391,000 average, but the figures reflect different housing mixes. Kerkdorp Acht has far more owner-occupied single-family homes, so a city-wide average should never be applied to an address without property evidence.
What did Funda show for Kerkdorp Acht?
Funda’s 24 August 2026 snapshots showed 16–21 homes for sale and no rentals, with average asking prices around €650,000–€653,000 and an average selling-time signal of 27 days. These are dated portal measures, not a guarantee about future supply or sale price.
What does Huiswaardemeter show?
Its August 2026 model reported an average model value of €767,276 and an average asking price of €744,738, with a model range of €569,339–€929,155. Model outputs are useful context but are not verified completed transactions or lender valuations.
Are current listings comparable sales?
No. Griftlaan 8, Spaarnestraat 13, Roompot 15, Verzetsheldenlaan 4 and Vliststraat 39 were current asking examples checked on 24 August 2026. A professional report should use verified completed evidence and adjust for size, plot, condition, energy, parking, access and street position.
What should a lender-ready valuation in Kerkdorp Acht 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.
Is Kerkdorp Acht suitable for families?
It can suit households seeking family housing, a recognisable village core, green space and cycle access inside Eindhoven. School capacity, the safest journey, garden usability, storage, parking and commute should be checked from the exact address.
How close are schools and childcare?
CBS records an average distance of 0.6 km to both a primary school and childcare, with about 4.9 schools within 3 km. St Antonius Abt and Dikkie & Dik are important local references; admissions, capacity and opening hours must be confirmed directly.
What is nearby for everyday shopping?
CBS records an average distance of 2.3 km to a supermarket, compared with 0.7 km for Eindhoven. The proposed SPAR at Waalstraat 4 is planning context, not a completed facility. Test the present journey and check the current status before relying on it.
How do roads and rail affect a valuation?
The railway, Boschdijk, A2/A50 and GDC can affect sound, air, access, privacy, outlook and cycling connections. The effect is address-specific: inspect the frontage and use current environmental tools rather than applying a blanket discount or premium.
What planning should a buyer check?
The Kern Acht spatial framework discusses the school rebuild and proposed SPAR with six apartments. The 2021 Kerkdorp Acht plan is now part of the Omgevingsplan. Current plan entries, permits, notices and completion status must be checked for the exact address.
How reliable are the crime figures?
AlleCijfers lists 49 registered crimes in 2025, including 21 theft, 10 fraud, eight traffic and eight vandalism incidents. Treat this as a dated data signal, not a verdict. Use the police dashboard, municipal information and an in-person visit for current context.
How do I check noise and environmental conditions?
Use Atlas Leefomgeving and RIVM tools for current address-level noise, air, heat, water and soil information. Check room orientation, ventilation, drainage, trees, foundations and any seller disclosures as part of the property review.
What public transport serves Kerkdorp Acht?
Use the current Bravo and 9292 planners for the exact stop, line, service day, disruptions and holiday period. Line 405 serves the wider Achtse Barrier–Eindhoven Station connection; an old timetable should not be treated as a fixed frequency for every address.
Does parking come with a home?
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 distinguishes 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 this 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.