House Valuation in Roosten
Property valuation Roosten guide with CBS 2025 context, local asking-price signals, green family housing, schools, access, planning, liveability and mortgage checks.
Important: This is a local market guide, not an individual property 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 Roosten after confirming the lender requirements.
Need a valuation in Roosten?
Speak directly with Dirk-Jan about your property, mortgage purpose and deadline. The online request is available at any time.
Roosten in brief
Roosten sits in the south of Eindhoven within Stratum and the Kortonjo ward. The neighbourhood’s 90-hectare CBS boundary is almost entirely land, and its housing profile is unusually concentrated: all recorded homes are single-family homes, with detached and semi-detached properties making up most of the stock. Mature planting, generous gardens and access toward Genneper Parken give the area a green character, while the exact street still determines traffic, parking, noise and daily convenience.
Best suited to: owner-occupiers seeking family housing and outdoor space, buyers who want a leafy south-Eindhoven setting, households working toward the High Tech Campus or De Run, and sellers who need a property-specific valuation for a substantial home.
Less suitable if: you need a large rental or apartment supply, a city-centre lifestyle directly outside the door, or a home where every daily service is within a short walk.
| Local profile | Roosten |
|---|---|
| Municipality / province | Eindhoven, Noord-Brabant |
| CBS neighbourhood code | BU07722240 |
| Population | 800 residents, 2025 |
| Housing stock | 264 homes, 2025 |
| Density | 888 residents per km², 2025 |
| Typical housing stock | 100% single-family; 41% detached, 26% semi-detached, 14% corner and 19% terraced homes |
| Tenure | 98% owner-occupied, 2025 |
| Average WOZ | €918,000, 2025 |
| Character | Leafy family streets, larger plots, green edges and access toward Genneper Parken |
| Data boundary | Roosten is one CBS neighbourhood in Kortonjo; nearby neighbourhood figures are not automatically Roosten figures |
Your next step in Roosten
Local property market
CBS 2025 context: Roosten, Eindhoven and the Netherlands
The CBS 86165NED table places Roosten in context without pretending that a city or national average prices one particular house. The figures use the same dataset, but the geography and housing mix are very different.
| 2025 CBS measure | Roosten | Eindhoven municipality | Netherlands |
|---|---|---|---|
| Residents | 800 | 249,035 | 18,044,027 |
| Homes | 264 | 121,191 | 8,274,478 |
| Average WOZ value | €918,000 | €391,000 | €398,000 |
| Single-family homes | 100% | 58% | 63% |
| Owner-occupied homes | 98% | 44% | 57% |
| Cars per household | 1.5 | 0.8 | 1.1 |
| Population density per km² | 888 | 2,829 | 536 |
| Average distance to supermarket | 1.0 km | 0.7 km | 1.0 km |
| Average distance to primary school | 0.7 km | 0.7 km | 0.8 km |
| Average distance to childcare | 0.7 km | 0.6 km | 0.7 km |
| Average distance to GP | 1.6 km | 0.8 km | 1.1 km |
Four dated market signals
The available portals describe different samples and definitions. They are useful as context, not as interchangeable valuation answers.
| Snapshot | Signal | Definition and limitation |
|---|---|---|
| Huiswaardemeter, checked August 2026 | €1,143,535 average sale-price signal; €4,646/m²; +3.6% over 12 months | Portal model for 264 Roosten homes; not a set of completed transfers |
| Huiswaardemeter asking view, August 2026 | €1,082,027 average asking price; €4,471/m²; 5 homes for sale | Small asking sample; asking prices are not achieved prices |
| Buurtje, 2024 temporal coverage | €488,600 average offered price; €4,685/m²; no current sale/listing sample in its dataset | Older portal snapshot with a different boundary and methodology; do not blend with 2026 signals |
| Funda search snapshot, crawled about six months before this review | Jennerlaan 14 offered at €975,000; 205 m² living area; 379 m² plot; A+++ | One listing snapshot, useful for property-type context rather than a neighbourhood average |
The large spread between portal figures is a reminder to check geography, sample, date and method. A lender-ready report gives more weight to recent completed sales that resemble the subject home than to a portal average.
Local evidence and comparable homes
The following Funda examples show why a Roosten valuation needs adjustments rather than a copied headline price.
| Property | Dated evidence | Why it can help | Comparability checks |
|---|---|---|---|
| Jennerlaan 14, Roosten | Listing snapshot, €975,000; 205 m²; 379 m² plot; A+++ | A current local asking signal for a substantial family home | Check exact street, plot, finish, parking, date and whether the listing is still active |
| San Giorgilaan 1, Roosten | Offered 28 May 2025; sold 9 July 2025 after about six weeks; last asking €1,150,000; 222 m²; 600 m² plot; label C | Completed-sale context for a larger home on a generous plot | Adjust for sale date, energy label, maintenance, layout and plot position |
| Schweitzerlaan 35, Roosten | Offered 2 June 2025; sold 19 June 2025 after about two weeks; €950,000; 216 m²; 376 m² plot; label A | Completed-sale context for a similar-sized family property | Compare renovation quality, energy systems, garden, parking and buyer competition |
Asking prices indicate what a seller requested; a completed sale records a transaction outcome. A professional valuation also checks legal title, measured area, permits, condition, energy performance, access, parking, environmental context and the lender’s purpose and valuation date.
Market outlook for the next 12–24 months
Roosten’s value discussion is likely to remain sensitive to Brainport employment, borrowing capacity, limited turnover and the scarcity of large single-family plots. Better energy performance can support marketability, while traffic, parking, maintenance and environmental conditions can create address-level differences. Eindhoven planning and mortgage policy may change; no local forecast should be treated as a promise.
| Driver | Local evidence | Possible effect | What could change it |
|---|---|---|---|
| Mortgage rates | Larger Roosten homes require substantial borrowing capacity | Can limit the upper end or change buyer budgets | Rates, income rules and lender policy |
| Limited turnover | 264 homes and 98% owner occupation create a small active sample | Scarcity can support well-presented homes | New supply, life events and buyer preferences |
| Brainport access | South-Eindhoven position serves city, High Tech Campus and De Run employment | Supports demand for practical access and family space | Employment conditions, commuting costs and congestion |
| Energy performance | 92% of homes are older than ten years, while some recent listings have high labels | Better performance can improve comfort and marketability | Retrofit costs, energy prices and label rules |
| Street-level environment | Green edges and traffic conditions vary by address | Can create a premium or discount | Parking changes, road works and nearby plans |
What drives value in Roosten?
Location premiums and discounts
Roosten is not one uniform price level. A quiet tree-lined street with a deep plot may attract a different buyer from a home closer to a busier access road or a green-edge cycle connection. Homes toward Eikenburg, Genneperzijde or Sportpark Aalsterweg may share some amenities while differing in noise, parking, landscape and access. The exact address must be identified before selecting comparables.
| Value factor | Local question | Why it matters |
|---|---|---|
| Micro-location | Which Roosten street and edge is the home on? | Traffic, privacy, daylight, planting and parking change within a short distance |
| Home and plot | What are the measured living area, plot, garden and outbuildings? | Large plots and usable storage are not interchangeable with floor area |
| Condition | Are roof, facade, windows, installations and extensions documented? | Deferred maintenance affects marketability, cost and lender confidence |
| Energy | Is the official label valid, and do insulation, glazing, heat source and solar systems match? | Energy costs and comfort influence buyer decisions |
| Legal position | Are title, boundaries, easements, permits and land use clear? | Restrictions can change use, value and financing |
| Access and parking | How do residents, visitors and deliveries reach the home? | Daily convenience and traffic exposure affect the buyer pool |
| Market evidence | Do completed sales match type, size, plot, date and condition? | Like-for-like evidence is stronger than an unadjusted average |
Property-specific valuation checklist
| Category | Checks to prepare |
|---|---|
| Legal title | Boundaries, easements, rights of way, qualitative obligations and registered restrictions |
| Building quality | NEN 2580 area, construction year, roof, facade, glazing, damp, installations and foundation indicators |
| Energy and comfort | Official label, insulation, ventilation, heating, heat pump, solar panels and cooling |
| Land and water | Plot boundaries, drainage, groundwater, soil and water exposure at the exact address |
| Permissions | Extensions, dormers, garden buildings, splits and approvals where relevant |
| Marketability | Light, layout, bedrooms, storage, garden, parking, privacy, noise and likely buyer pool |
| Costs | Municipal charges, insurance, energy, maintenance and planned capital work |
Living in Roosten
Everyday character
Roosten combines family homes with mature planting and access toward Genneper Parken. The area feels quieter and less apartment-heavy than central Eindhoven, but shops, healthcare and larger leisure facilities are spread across Stratum and nearby districts. The average CBS distance to a supermarket is 1.0 km and to a GP 1.6 km. Exact convenience depends on the street, mobility and the services a household uses each week.
Families and children
Roosten’s all-single-family housing and 98% owner occupation can suit families who want a garden, storage and a settled residential setting. There are no childcare or school locations inside the Roosten CBS boundary in the latest local listing, but Kortonjo has nearby provision: the latest figures show 15 childcare locations with about 710 places and two primary schools with about 901 pupils. Average distances in the CBS row are approximately 0.7 km to childcare and primary school. Check admissions, capacity, opening times, safe cycling and the actual school-day journey directly.
Expat suitability
Expat fit: medium to high for households that want a leafy Eindhoven neighbourhood and can manage Dutch administration. The city and Brainport employment market are nearby, while formal lender and municipal documents remain primarily Dutch. Dirk-Jan offers an English-friendly intake and explains Dutch report terminology without changing the formal lender requirements. Confirm employer location, school language, childcare, commuting pattern and document needs before making an offer.
Safety and environment
Safety data needs a date and a geography. AlleCijfers recorded 42 traffic accidents with material damage in Roosten in 2024 and lists 400 cars in the 2025 data series; portal safety scores differ in method and should not be treated as a universal verdict. Use current police information and the municipality’s maps for the exact address. Check noise, air quality, soil, water, heat, lighting and traffic at the times the property will be used.
For a home near a green edge or busy access street, observe sightlines, parking pressure, cycle movements, evening activity and garden privacy. A valuation can record observable location and condition factors; personal safety decisions still require an on-site check.
Getting around
Genneper Parken P+R at Aalsterweg 316 is an official 24/7 facility with 641 spaces. The municipality lists bus lines 7, 317, 318 and 408, with a journey to Eindhoven city centre of about ten minutes in the stated P+R information. The 2026 tariff is €1.50 per hour or €4 for 24 hours, with a €0.50 per-person return bus option. Bravo and 9292 should be used for the exact stop, date, disruptions and holiday period.
Roosten also sits within practical cycling distance of Genneper Parken, the city centre and south-Eindhoven employment areas. Check the actual commute to High Tech Campus, De Run, Eindhoven Airport or Eindhoven station at the times your household travels. The city’s parking-area map should be checked for current permit rules, paid hours and visitor arrangements.
Amenities and leisure
Genneper Parken provides a major green and sports reference for south Eindhoven. Gerardusplein and Stratum’s wider service area provide everyday shops and hospitality, while larger retail and cultural choices are reached elsewhere in the city. The latest portal distances put a supermarket at about 1.0–1.1 km, a GP at about 1.6 km and the railway station at about 4.7 km. These are area averages, not walking promises for every address.
Planning and local change
The municipality’s Stratum page identifies Roosten within the district and provides an area-coordinator contact. City-wide projects around Genneper Parken, cycling connections and access can affect different streets in different ways. Before relying on a future change, check current municipal notices, permits, the Eindhoven omgevingsplan and the exact address for construction, traffic, environmental and access effects. No single city page should be read as a guarantee about a particular Roosten property.
Costs beyond the purchase price
Budget for transfer tax where applicable, mortgage advice, notary and registration, inspection, valuation, insurance, moving, maintenance and energy. A standard validated residential valuation from Cheetah Valuations 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 validation timing allow. Parking permits, paid parking, garden maintenance, tree work and upgrades to older homes can be material at an address with a larger plot.
Neighbourhood variation around Roosten
The nearby CBS neighbourhoods help explain why a Kortonjo average can be misleading. They are comparison context, not substitutes for Roosten evidence.
| Nearby CBS neighbourhood | What may differ from Roosten | Valuation question |
|---|---|---|
| Kerstroosplein | More compact residential fabric and a different street pattern | Are size, plot and traffic exposure genuinely comparable? |
| Gerardusplein | Stronger local-service and older urban-street context | Does convenience offset differences in home type and noise? |
| Genneperzijde | Green-edge and park setting with its own access conditions | Are outlook and environmental effects comparable? |
| Eikenburg | Distinctive institutional/green setting and different housing mix | Are tenure, title and surroundings comparable? |
| Sportpark Aalsterweg | Sports and access context can influence activity and parking | What are the time-of-day effects at the address? |
Is Roosten a good place to buy?
Roosten can suit buyers who value a high owner-occupied share, family housing, mature greenery and south-Eindhoven access. The trade-offs are a small local market, a high price signal, fewer apartments and the need to check services and parking at the exact address. A detached home, a semi-detached home and a property near a green edge will attract different buyers and need different comparable evidence. Financing, commute, maintenance tolerance and the preferred level of city convenience should guide the decision.
Before you rely on a valuation
- Compare homes by type, living area, plot, condition, energy label, parking, date and Roosten micro-location.
- Use completed-sale evidence where available, and record the date, source, property type and adjustments.
- Check title, permits, boundaries, easements, land use, noise, air, water, soil and nearby planning for the exact address.
- Verify NEN 2580 floor area, energy-label validity, renovation permissions and stated features.
- Keep the lender’s original wording. NWWI, NHG, report purpose, validation and valuation-date requirements can change the requested report.
- Treat WOZ, portal figures and a town guide as context. A lender-ready report assesses the individual property on the agreed valuation date.
Data, methods and update policy
CBS and municipal sources are prioritised for population, housing stock, WOZ context, geography and public facilities. Funda and local portals provide dated asking, listing and transaction signals. Police, municipal and environmental tools provide reference points that need an exact-address check. “Average WOZ” is a tax-assessment measure; asking price is a listing measure; a portal model is not a completed-sale dataset. This guide was reviewed on 24 August 2026, and each snapshot is labelled so older and newer measures are not blended.
Compare Roosten with nearby Eindhoven neighbourhoods
Property valuation guide for Ooievaarsnest
CBS 2025 places Roosten at 800 residents, 264 homes, an average WOZ value of €918,000, 100% single-family homes and 98% 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 5 active listings in Roosten and 5 active listings in Ooievaarsnest at an average asking price of €565,294. The Roosten 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: Roosten has 100% single-family homes and 98% 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 Roosten 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.
Property valuation guide for Elzent-Noord
CBS 2025 places Roosten at 800 residents, 264 homes, an average WOZ value of €918,000, 100% single-family homes and 98% owner-occupied homes. Elzent-Noord records 1,170 residents, 570 homes, an average WOZ value of €687,000, 29% single-family homes and 51% 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 5 active listings in Roosten and 14 active listings in Elzent-Noord at an average asking price of €426,571. The Roosten 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: Elzent-Noord reported €5,102 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: Roosten has 100% single-family homes and 98% owner-occupied homes, while Elzent-Noord has 29% single-family homes and 51% 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 Roosten with genuinely similar evidence in Elzent-Noord 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 Gennep
CBS 2025 places Roosten at 800 residents, 264 homes, an average WOZ value of €918,000, 100% single-family homes and 98% owner-occupied homes. Gennep records 99 residents, 13 homes and 13 detached homes in the BAG-derived view. These are different neighbourhood boundaries, so the figures are useful context rather than a direct price promise.
The August 2026 Funda snapshots showed 5 active listings in Roosten and 0 active listings in Gennep. Neither profile published a comparable average asking price in the checked view, which is a useful reminder that a small or quiet sample should not be filled with an invented average.
The additional evidence is uneven: the model signal for Roosten was €1,143,535, while Gennep’s broader August 2026 sample reported 101 homes sold, with a median sale price of €450,000 and 24 days on market. Model values and sold samples use their own definitions, so they are signals to investigate rather than a single ranking.
The pattern needs an address-level explanation. Housing type, tenure, plot size, floor area, condition, energy performance and street position can move a valuation more than the neighbourhood label, especially where the portal sample is small or the CBS boundary is compact.
For a mortgage valuation, compare the exact home in Roosten with genuinely similar evidence in Gennep 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 when you have the Roosten address, purpose, lender wording and deadline.
- Property valuation services in Eindhoven for service scope, pricing, inclusions 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.
How to request a Roosten report
Send the property address, home type, valuation purpose, lender or adviser wording, deadline and any relevant plans or documents. Dirk-Jan personally confirms the report type before the inspection. Calls are available 09:00–21:00, seven days a week, including weekends and public holidays; the online request form is available 24/7. A complete, accessible file normally receives the standard report within 48 hours after inspection, with a 24-hour option for €60 extra when timing and validation allow.
To compare this area with nearby towns and neighbourhoods, visit the Eindhoven property valuation comparison hub.
FAQ
What is Roosten?
Roosten is CBS neighbourhood BU07722240 in the Kortonjo ward of Eindhoven’s Stratum district. It is a leafy, low-density residential area with mostly larger single-family homes and green edges toward Genneper Parken.
What does CBS record for Roosten?
The 2025 CBS 86165NED row records 800 residents, 265 households, 264 homes and an average WOZ value of €918,000. WOZ is an assessed value, not an asking price or a mortgage valuation for one home.
What kind of homes are common in Roosten?
CBS records 100% single-family housing, with 41% detached, 26% semi-detached, 14% corner and 19% terraced homes. Plot, condition, energy performance, parking and exact street setting still vary substantially.
Is Roosten an expensive neighbourhood?
The CBS average WOZ and August 2026 portal signals are high compared with Eindhoven and national averages, but each measure has a different definition. A suitable comparison needs the exact home type, area, plot, condition, date and completed-sale evidence.
What did the August 2026 market snapshot show?
Huiswaardemeter reported an average sale-price signal of €1,143,535 and €4,646/m², while its asking view showed €1,082,027 and €4,471/m² across five listings. These are dated portal measures, not a guarantee of a sale price.
Which homes can be used as local comparables?
San Giorgilaan 1 and Schweitzerlaan 35 provide dated Funda sold evidence, while Jennerlaan 14 provides a local asking signal. A valuer adjusts for living area, plot, label, condition, parking, date and micro-location rather than copying a headline number.
What should a lender-ready valuation in Roosten cover?
The report should identify the exact home, measured area and plot, legal title, extensions and permissions, condition, energy performance, parking and access, comparable completed sales, lender purpose and valuation date.
Is Roosten suitable for families?
The single-family housing, gardens and owner-occupied profile can suit families. Nearby Kortonjo has primary schools and childcare, but admissions, places, school language and the daily school journey should be confirmed directly.
How do I check transport from Roosten?
Use Bravo and 9292 for the exact stop, line, date, disruptions and holiday period. Check the real journey to work, school, healthcare, Eindhoven station, High Tech Campus or De Run at the times your household travels.
Is there parking nearby?
Parking and permit rules depend on the street. The official Eindhoven parking-area map and an address visit are better evidence than a general neighbourhood assumption. Genneper Parken P+R has 641 spaces and is open 24/7 under the municipality’s stated information.
What should buyers check about planning?
Check current Eindhoven notices, permits and the omgevingsplan for the address. Genneper Parken, cycling connections, traffic and access projects can affect different streets differently; a general city announcement is not a promise about one home.
How should I check safety and the environment?
Use current police and municipal information plus Atlas Leefomgeving layers for noise, air, water, soil and heat. Recorded incidents and portal scores are dated signals, not a universal safety rating.
What 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 timing and documents allow.
When is the report delivered?
After an accessible inspection and complete file, the standard report is normally delivered within 48 hours. Dirk-Jan can discuss the 24-hour option 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 offers an English-friendly intake while keeping formal Dutch lender wording intact. Keep the lender’s original request and ask which NWWI, NHG, NRVT or valuation-date terms need explanation.
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.