House Valuation in Nederwetten
Property valuation Nederwetten guide with current asking-price and WOZ context, local housing types, liveability, schools, transport and mortgage checks.
At a glance: Funda’s Nederwetten information page showed an average asking price of €635,714, an asking-price indicator of €4,222 per m², and an average selling time of 27 days, based on 13 homes sold in the previous 12 months when checked in August 2026. The current page showed only a small handful of homes for sale, so the figure can move when one large detached home enters or leaves the sample. CBS reports an average 2025 WOZ value of €592,000 for the Nederwetten statistical neighbourhood and €612,000 for the wider Wijk 02 Nederwetten.
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Speak directly with Dirk-Jan about your property, mortgage purpose and deadline. Request the report online.
Nederwetten in brief
Nederwetten is one of the three village areas in the municipality of Nuenen, Gerwen en Nederwetten in Noord-Brabant. It sits east of Eindhoven among green lanes, fields and the Kleine Dommel area. The village centre is shaped by the Hoekstraat and Soeterbeekseweg crossing, with the church, Sint Jozef school, village facilities and an eatery close together. The municipal architectural guidance describes mainly detached homes, older farm-related buildings and a village street scene where greenery and open views contribute to the character.
The official 2025 CBS neighbourhood row for Nederwetten contains 735 residents, 315 households and 316 homes. Homes are overwhelmingly single-family (97%) and the owner-occupied share is 88%. The separate CBS row for Verspreide huizen Nederwetten contains 150 residents and 54 homes, with all homes classified as single-family and 91% owner-occupied. The wider Wijk 02 Nederwetten row contains 885 residents and 370 homes, so a page about the village and a valuation report for an address should not silently treat those boundaries as interchangeable.
Nederwetten can suit buyers who want:
- a small village with a local school and familiar daily setting;
- a detached or other single-family home with a garden or larger plot;
- access to Eindhoven and the wider Brainport employment area without living in a city street;
- a quieter setting near the Kleine Dommel, Dommeldal and Hooidonkse Watermill;
- a home where exact plot, condition, energy and access details matter more than a broad municipal average.
It can be less suitable for someone who wants a large choice of apartments or rentals, a supermarket and GP within a short walk, a railway station in the village, or an urban evening and shopping offer.
Nederwetten at a glance
Official figures and boundary notes
CBS values are useful context, while a mortgage valuation still has to assess the home itself. The table keeps the village, the wider statistical area, the municipality and the Netherlands separate.
The village figure and the wider Wijk 02 figure are both valid for their own CBS geography. Neither is a sale price, and neither gives a value for a particular address.
Your next step in Nederwetten
Local property market
Nederwetten market snapshot
Funda’s local page reported the following listing-market measures when checked in August 2026:
These numbers answer different questions. An asking price is a seller’s current market position. Selling time describes the Funda sample. WOZ is a tax assessment. A mortgage valuation uses the address, inspection, documents, purpose and completed comparable evidence.
Nearby context without mixing boundaries
Two nearby Funda pages help place the Nederwetten snapshot in the municipal market:
Gerwen is a nearby village comparison. Nuenen-Noord represents a more urban part of the same municipality. Neither should be added to the Nederwetten sample to create a larger town average.
What local listings show about housing types
The available examples cover a wide range of homes:
The first three examples are sold listings, yet the published amount is the last asking price shown by Funda. It should not be presented as the final transaction amount. Eikenhof is a new-build example and should not be treated as a resale comparable.
Why one Nederwetten average can mislead
A small village sample can change quickly. One large detached home with a 2,300 m² plot can move an average far more than a compact family home. A home on a green lane may attract a different buyer from a home near a bus stop, a new-build project or a busier approach road. A valuation report therefore needs comparables that match:
- living area and plot;
- detached, semi-detached, terraced or apartment form;
- construction period, renovation level and energy label;
- garden, parking, garage, outbuildings and privacy;
- legal title, easements, permits and land use;
- exact village setting, access, noise and nearby development;
- lender purpose, valuation date and report requirements.
What drives value in Nederwetten
Village setting and micro-location
The centre around Hoekstraat and Soeterbeekseweg offers a different daily pattern from the rural edge. A buyer may value the short distance to Sint Jozef school, the church and village facilities. Another buyer may prefer the larger plot and privacy of Verspreide huizen Nederwetten. A home close to open fields can have a pleasant outlook, while the same position can mean more dependence on a car, agricultural activity or a less direct evening journey.
Housing form, plot and condition
The CBS Nederwetten row contains 97% single-family homes. That broad figure still covers compact family homes, semi-detached houses, detached homes, former farm buildings and homes in small new-build groups. Plot size, usable living area, extension quality and outbuilding permissions can create large differences within the same postcode.
For a valuation, prepare:
Planning and new housing
The municipality’s housing page says feasibility work covers nine locations, with five in Nederwetten and four in Gerwen. Landowners, sports groups, land availability and planning decisions still influence what can happen and when. This is a planning direction, not a promise that every location will be built.
The De Eikenhof project is further along. The municipality reported a permit for 31 homes, including 10 social-rental homes, between Eikelkampen, Hoekstraat and Willem Sengershof. New housing can add choice and services while also changing traffic, views, construction noise and the mix of home types. A buyer should check the latest municipal decision and plan for the exact address.
Energy and future running costs
The new-build Eikenhof example carries an A++++ label, while the sold detached examples above carry C labels and the compact Willem Sengershof home carries A. Label alone does not show the maintenance state or real energy use. Ask for the label, installation age, insulation details, ventilation, heat source, solar ownership and planned replacement costs.
Living in Nederwetten
Everyday life
Nederwetten has a small-village rhythm. Sint Jozef school, De Koppel, the church, local associations and the Hoekstraat/Soeterbeekseweg meeting point create a recognisable centre. The Kleine Dommel, Dommeldal and Hooidonkse Watermill add access to water and countryside. Larger shopping, healthcare and cultural venues are in Nuenen, Eindhoven and nearby towns.
The result suits a household that likes a quieter home, knows what it wants from a small local community and can plan trips for services. A buyer who expects a supermarket, pharmacy, GP, rail station and evening entertainment within a few minutes on foot should compare Nederwetten with a denser Nuenen or Eindhoven neighbourhood.
Expat suitability
Expat fit: medium. An international household can use Nederwetten as a quiet base near Eindhoven and Brainport employers. The village has a local school and community facilities, while English-language administrative information and specialist services are more often found in Nuenen or Eindhoven. Dutch lender terms, municipal documents and school communications should be checked early.
Families and children
School and childcare
Sint Jozef school describes a small village school for children from ages four through twelve, with about 70 pupils. The school is at De Koppel, which also houses village facilities. A small school can support local contact and short school journeys, while capacity and admissions need to be confirmed directly.
CBS gives an average distance of 0.3 km to childcare and 0.3 km to a school for the Nederwetten neighbourhood. The wider Wijk 02 figure is 0.5 km for both. Oozo places the nearest primary school at about 0.4 km and childcare at about 0.3 km. These are area indicators calculated from addresses, not a promise about a particular home or an available place.
Sport and play
RKVV Nederwetten is based at Sportpark De Koppel, and local youth and sport groups use the same village setting. The watermill, Dommeldal and surrounding paths offer outdoor options. Families should check the current club calendar, membership, coaching and safe cycling conditions.
Safety and liveability
Recorded incidents and personal checks
The police Misdaad in Kaart view checked on 20 August 2026 showed five burglary or attempted-burglary entries within five kilometres of Nuenen in the May to July 2026 view. This is a rolling incident display around a search point, not a Nederwetten safety score. The small village population and broad search radius mean it should be used as one context signal only.
Nuenen’s local policy materials describe a good position in the national safety monitor, yet no local numeric score is used here. Recorded incidents, survey perception and the feel of an evening journey measure different things. At a viewing, check lighting, sightlines, door security, parking, bicycle storage, road crossing and the way the property feels after shops and facilities close.
Environmental checks
The RIVM Atlas Leefomgeving can be used to check noise, air, heat, water, soil and flood information for the exact address. Nederwetten’s green setting does not make every plot the same. A ditch, low-lying garden, busy road, agricultural activity, drainage issue or old building can change the practical experience and the valuation questions.
Getting around
Bus, cycling and rail
Nederwetten has no railway station. The nearest station indicator on Oozo is about 8.0 km. Bravo’s buurtbus information lists line 260 between Geldrop, Nuenen, Nederwetten, Breugel, Son and Best. Service days and departure times can change, so check the live Bravo, NS or 9292 planner for the actual date and destination.
The village can work well for local cycling when the school, sport park or nearby facilities are the destination. A household travelling to Eindhoven, Helmond, an industrial site or a hospital should test the complete journey, including the walk or cycle at either end.
The distance figures are planning aids, not guarantees. Use the exact property address and current planner before deciding whether a car, bicycle or bus connection meets the household’s needs.
Amenities and leisure
Oozo’s nearby-facility page places the nearest restaurant at about 0.3 km, a primary school at 0.4 km, childcare at 0.3 km, a pharmacy and GP at about 3.3 km, a supermarket at about 2.8 km, and a large supermarket at about 3.5 km. It places a library at about 3.1 km, a swimming pool at 4.0 km, a museum at 7.5 km and a cinema at 8.1 km. These are calculated proximity indicators and can change as providers open, close or move.
The Hooidonkse Watermill sits in the Kleine Dommel area and is a recognisable nearby destination. Sportpark De Koppel gives the village a local activity base. Nuenen and Eindhoven add shops, healthcare, culture, restaurants and international services.
Costs beyond the purchase price
The valuation fee is one part of a mortgage budget. A lender may use the report for its lending decision, while the lender still decides whether to lend and on what terms. Municipal, energy, insurance and maintenance figures need an address-specific check.
Neighbourhoods within Nederwetten
CBS names two neighbourhood rows inside the Nederwetten area:
Wijk 02 Nederwetten is a wider statistical row with 885 residents and 370 homes. It helps describe the surrounding area, while the two named neighbourhood rows show why a single average can hide meaningful differences. These rows are statistical boundaries, not a ranking of house prices.
Is Nederwetten a good place to buy?
Nederwetten can be a good fit for a buyer who wants a small village, a high share of single-family homes, a local school, green surroundings and access to Eindhoven. The village has a compact centre and a clear connection to the Kleine Dommel and Dommeldal. New housing plans may add choice, while the small listing sample means buyers often need patience and quick document preparation.
The trade-offs are equally clear. Daily grocery shopping, GP care, pharmacy services, rail travel and many leisure options require a trip. A rural-edge home can have more land and privacy, along with more maintenance, access and environmental questions. A purchase decision should compare the exact home, not just the name Nederwetten or the municipality average.
Before you rely on a valuation
- Match the comparable homes by living area, plot, housing type, build period, condition, energy label and village setting.
- Keep Funda asking prices, completed-sale evidence and CBS WOZ figures in separate columns.
- Check the title, cadastral boundary, rights of way, shared access, land use, permits and any former farm or business use.
- Verify NEN 2580 floor area, energy-label validity, extensions, dormers, outbuildings and renovation records.
- Use the RIVM exact-address tools for noise, water, soil, heat and air questions.
- Ask the lender or mortgage adviser whether the report needs NWWI validation, NHG wording, a renovation value or another purpose.
- Preserve the stated deadline and document list so the inspection and report can be planned correctly.
- Treat a town guide and WOZ figure as context. A lender-ready report assesses the individual home on the agreed valuation date.
How to read the local figures
Average asking price: the average shown by Funda for its local listing sample. It can move when the sample is small or the mix of detached, new-build and compact homes changes.
Asking price per m²: a Funda listing indicator. It is useful for comparing similar homes, yet it does not replace a completed-sale analysis.
Selling time: the Funda measure for the stated sample and period. It does not promise how long a future home will take to sell or how quickly a valuation report will be delivered.
WOZ value: a municipal assessment measure in the CBS table. It is useful context and does not equal the current market value or the amount a lender will accept.
CBS neighbourhood: a statistical boundary. Nederwetten, Verspreide huizen Nederwetten and Wijk 02 have different sizes and housing mixes, so they should not be combined without saying which geography is used.
This page was reviewed in August 2026. Funda listing data, police incident views, school information, transport services, planning decisions and environmental maps can change, so check the linked live source and the exact address before making a decision.
Compare Nederwetten with nearby towns
Property valuation guide for Aalst
The Aalst snapshot recorded an average asking price of €466,857 at €4,847 per m².
The Nederwetten snapshot recorded an average asking price of €635,714 at €4,222 per m².
Aalst showed an average selling time of 29 days from 58 homes sold in the previous 12 months. Nederwetten showed an average selling time of 27 days from 13 homes sold in the previous 12 months.
In the 2025 CBS context, Aalst records an average WOZ value of €567,000, 61% single-family homes, 64% owner-occupied homes. In the 2025 CBS context, Nederwetten records an average WOZ value of €592,000, 97% single-family homes, 91% owner-occupied homes.
Aalst has the lower asking total, while its asking price per m² is higher than Nederwetten; smaller homes or a different stock mix can account for that pattern. The Aalst sample moved about 2 days slower. The Nederwetten sample is small at 13 homes, so the signal can move quickly. Match the exact address, property type, plot, condition, energy performance and report purpose before using either headline as a comparable.
Property valuation guide for Waalre
The Waalre snapshot recorded an average asking price of €599,571 at €4,645 per m².
The Nederwetten snapshot recorded an average asking price of €635,714 at €4,222 per m².
Waalre showed an average selling time of 27 days from 100 homes sold in the previous 12 months. Nederwetten showed an average selling time of 27 days from 13 homes sold in the previous 12 months.
In the 2025 CBS context, Waalre records an average WOZ value of €531,000, 82% single-family homes, 74% owner-occupied homes. In the 2025 CBS context, Nederwetten records an average WOZ value of €592,000, 97% single-family homes, 91% owner-occupied homes.
Waalre has the lower asking total, while its asking price per m² is higher than Nederwetten; smaller homes or a different stock mix can account for that pattern. The Nederwetten sample is small at 13 homes, so the signal can move quickly. Match the exact address, property type, plot, condition, energy performance and report purpose before using either headline as a comparable.
Property valuation guide for Vessem
The live Funda search for Vessem showed 6 homes for sale, too small or mixed to support a reliable average asking price.
The Nederwetten snapshot recorded an average asking price of €635,714 at €4,222 per m².
The live Funda search for Vessem showed 6 homes for sale; there is no stable selling-time figure to compare. Nederwetten showed an average selling time of 27 days from 13 homes sold in the previous 12 months.
In the 2025 CBS context, Vessem records an average WOZ value of €507,000, 82% single-family homes, 75% owner-occupied homes. In the 2025 CBS context, Nederwetten records an average WOZ value of €592,000, 97% single-family homes, 91% owner-occupied homes.
Nederwetten has a usable headline asking-price sample, while the Vessem figures are represented by a range or listing count. The Nederwetten sample is small at 13 homes, so the signal can move quickly. 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
- Request a mortgage valuation in Eindhoven when you have the Nederwetten address, purpose, lender wording and deadline.
- Property valuation services in Eindhoven for residential scope, inclusions, pricing and report timing.
- About Cheetah Valuations and Dirk-Jan for the appraiser’s professional background and English-language intake.
- Documents needed for a mortgage valuation in the Netherlands before the inspection.
- Property valuation in Sterksel for a comparison with another small village guide.
- Property valuation in Heeze for a wider nearby-town context.
Written by Dirk-Jan Bonenkamp, NRVT-registered residential appraiser at Cheetah Valuations.
To compare this area with nearby towns and neighbourhoods, visit the Eindhoven property valuation comparison hub.
FAQ
What is the average house price in Nederwetten?
Funda’s Nederwetten page reported an average asking price of €635,714 from 13 homes sold in the previous 12 months when checked in August 2026. It is a small local sample and should not be read as a completed-sale median. CBS reports an average 2025 WOZ value of €592,000 for the Nederwetten neighbourhood. Plot, housing type, condition and exact setting can move an individual value far from either figure.
What is the average asking price per square metre in Nederwetten?
Funda reported €4,222 per m² for the same local snapshot. The indicator combines different home types and conditions. A compact family home, a detached home on a large plot and a new-build property need their own like-for-like comparisons.
How long do homes stay on the market in Nederwetten?
Funda reported an average selling time of 27 days for the 13-home sample. Selling method, asking-price strategy, presentation, financing, season and the buyer pool all affect an individual sale. The figure does not guarantee a future selling time.
How does the WOZ value compare with the market price?
The WOZ figure is a municipal tax assessment. It can be useful when checking broad local context, yet it does not replace a current market valuation. A report for a mortgage uses the property’s condition, legal information, purpose, valuation date and completed comparable evidence.
Which parts of Nederwetten have different housing conditions?
CBS names Nederwetten and Verspreide huizen Nederwetten as neighbourhood rows. The built-up row has 316 homes and 97% single-family housing. The rural row has 54 homes and 100% single-family housing, with a higher average WOZ value. Wijk 02 Nederwetten is wider and should be kept separate from those two rows.
Is Nederwetten suitable for families?
It can suit a family that values a local school, small-community setting and green surroundings. Sint Jozef serves children aged four to twelve and has about 70 pupils. Childcare and school distances are short in area measures, while supermarkets, GP care and many activities require more travel. Confirm admissions, childcare places and safe cycling conditions before buying.
Is Nederwetten suitable for expats?
Nederwetten can suit an international household working in Eindhoven or the wider Brainport region that wants a quieter home and is comfortable with village travel. English-language services are easier to find in Nuenen or Eindhoven, and Dutch lender, municipal and school documents may need explanation. Test the work journey and ask about school language, childcare and temporary housing.
Is Nederwetten safe?
The police Misdaad in Kaart view checked on 20 August 2026 showed five burglary or attempted-burglary entries within five kilometres of Nuenen in its May to July 2026 display. That is a rolling incident view, not a town-wide safety rating. Check lighting, access, parking, door security and the evening journey at the exact address, and use current municipal and police information.
How do people travel from Nederwetten?
Nederwetten has no railway station. Oozo lists the nearest station at about 8.0 km. Bravo line 260 connects Geldrop, Nuenen, Nederwetten, Breugel, Son and Best. Service times change, so use the current Bravo, NS or 9292 planner for the actual date, destination and transfer points.
Are new homes planned in Nederwetten?
The municipality describes feasibility work for nine locations across Gerwen and Nederwetten, with five locations in Nederwetten. De Eikenhof has a permit for 31 homes, including 10 social-rental homes. Land ownership, planning decisions, delivery dates and final housing types can change. Check the latest municipal project page for the address you are considering.
What affects the value of a Nederwetten home?
Living area, plot, housing type, condition, energy label, extensions, outbuildings, legal title, access, noise, water, nearby planning and comparable completed sales all matter. A rural-edge home may need different evidence from a village-centre or new-build home. The report purpose and lender requirements also shape the checks.
How much does a mortgage valuation cost in Nederwetten?
Cheetah Valuations’ standard residential valuation fee is €599 including VAT, NWWI validation, cadastral research and normal-area travel. A 24-hour report option costs €60 extra when the requirements and documents are complete and the timing is agreed. Confirm the report type and lender wording before the inspection.
What should I send before requesting the report?
Send the Nederwetten address, housing type, purchase or mortgage purpose, lender or adviser wording, deadline and any relevant purchase agreement, plans, permits, energy documents and renovation information. Dirk-Jan can then confirm the report format, inspection timing and document needs.
Can this guide replace a mortgage valuation?
No. The guide explains local housing, market measures, practical life and questions to check. A mortgage valuation is an independent report for the individual property, stated purpose and agreed valuation date. Request the official report after confirming the lender requirements.