House Valuation in Vessem
Property valuation Vessem guide with current asking-price and WOZ context, local housing types, liveability, schools, transport and mortgage checks.
At a glance: Funda’s Vessem purchase search showed 6 homes for sale when checked in August 2026. The live mix ranged from a €490,000 two-under-one-roof home to large, energy-efficient and rural properties above €1 million. CBS reports 2,220 residents, 976 homes, an average 2025 WOZ value of €507,000, 82% single-family homes and 75% owner-occupied homes for the official Wijk Vessem boundary. Those measures describe the area. They do not set the value of a particular address.
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Vessem in brief
Vessem is a village in the municipality of Eersel in Noord-Brabant, between Eersel and Oirschot and within the wider Eindhoven–Veldhoven working area. Its built-up core sits beside the Kleine Beerze stream landscape, with fields, woodland and dispersed homes extending around it. Visit Eersel highlights the historic Lambertuskerk, the reconstructed Jacobusmolen, Beerze Brouwerij, Jacobushoeve and the Kleine Beerze nature area with meadows, paths, play spaces and a viewing tower.
These landmarks are useful orientation points, but a valuation still needs to identify the exact street, plot, access, outlook and comparable homes. A home beside the Kleine Beerze or in the village centre answers a different buyer question from a detached property on the rural edge. Vessem’s official statistics also combine the compact settlement with dispersed homes, so the boundary used for a number must always be named.
The official 2025 CBS row for Wijk Vessem contains 2,220 residents, 950 households and 976 homes. Single-family housing accounts for 82% of the stock and 75% is owner-occupied. The wider row includes Vessem-kom and Verspreide huizen Vessem, so it is broader than any single street. The municipality row contains 20,389 residents and 8,888 homes, while the Netherlands reference row contains 18,044,027 residents and 8,274,478 homes.
Vessem can suit buyers who want:
- a village centre with a primary school, community facilities and local associations;
- family homes, two-under-one-roof houses, detached properties and rural plots;
- the Kleine Beerze, fields, woodland and walking and cycling trails close to the home;
- a practical base for work in Veldhoven, Eindhoven, ASML or the wider Brainport area;
- a home where the exact balance between village access, plot, condition, water and green outlook matters.
It can be less suitable for someone who wants a railway station, a large choice of apartments or a full range of shops and specialist healthcare within a short walk. The best fit depends on the address and the household’s weekly pattern.
Vessem at a glance
| Local profile | Vessem |
|---|---|
| Municipality / province | Eersel, Noord-Brabant |
| Population | 2,220 residents in CBS Wijk Vessem, 2025 |
| Housing stock | 976 homes in CBS Wijk Vessem, 2025 |
| Households | 950 in CBS Wijk Vessem, 2025 |
| Typical housing | 82% single-family homes; detached, semi-detached and terraced homes all occur |
| Tenure | 75% owner-occupied in Wijk Vessem |
| Average WOZ | €507,000 in Wijk Vessem, 2025 |
| Density | 268 addresses per km² in Vessem-kom; 74 in dispersed Vessem |
| Green reference points | Kleine Beerze, fields, woodland, meadows and rural edges |
| Village references | Lambertuskerk, Jacobusmolen, Beerze Brouwerij and Jacobushoeve |
Official figures and boundary notes
CBS values are useful context, while a mortgage valuation still has to assess the home itself. The table keeps Vessem, the municipality and the Netherlands separate.
| 2025 CBS measure | Wijk Vessem | Eersel | Netherlands |
|---|---|---|---|
| Residents | 2,220 | 20,389 | 18,044,027 |
| Households | 950 | 8,735 | 8,430,352 |
| Homes | 976 | 8,888 | 8,274,478 |
| Average WOZ value | €507,000 | €477,000 | €398,000 |
| Single-family homes | 82% | 83% | 63% |
| Owner-occupied homes | 75% | 74% | 57% |
| Address density | 268 per km² | 247 per km² | 536 per km² |
| Land area | 1,844 ha | 8,284 ha | 3,364,723 ha |
| Average distance to GP | 0.8 km | 1.8 km | 1.1 km |
| Average distance to a large supermarket | 0.8 km | 1.6 km | 1.0 km |
| Average distance to childcare | 0.8 km | 0.9 km | 0.7 km |
| Average distance to a school | 0.8 km | 0.8 km | 0.8 km |
The distances are area indicators calculated by CBS. A home in Vessem-kom can be much closer to services than a rural address in Verspreide huizen Vessem. Test the actual walking, cycling and driving journey from the property you are considering.
Your next step in Vessem
Local property market
Vessem market snapshot
Funda’s Vessem purchase search showed 6 homes for sale when checked in August 2026. The active supply included ordinary village housing, a high-end villa, a rural home with a very large plot and an energy-positive home:
| Current listing example | Asking price | Living area / plot | Energy label |
|---|---|---|---|
| Jan Smuldersstraat 37-A | €1,385,000 | 503 m² / 1,920 m² | A+++ |
| Heike 10 | €795,000 | 170 m² / 1,838 m² | G |
| Postels Huufke 16 | €1,045,000 | 225 m² / 1,665 m² | A+++ |
| Paardeveldje | €224,250 | Plot 390 m²; living area not stated | Not shown |
| Wilhelminalaan 32 | €615,000 | 187 m² / 690 m² | D |
| Putterstraat 25 | €490,000 | 124 m² / 314 m² | C |
Funda’s Vessem-kom information page showed 6 for sale, 0 for rent, an average asking price of €508,595, an average asking price of €4,203 per m², an average selling time of 26 days and 14 homes sold in the previous 12 months at the time of the check. The Verspreide huizen Vessem page showed no active homes, so there is no rural asking-price average to treat as a market measure.
The live supply shows why a single Vessem average needs context. A compact village house, a high-end villa, an older home with a G label and a rural plot answer different buyer questions.
Neighbourhood supply signals
Funda’s neighbourhood pages showed the following counts on the check date:
| Funda neighbourhood | Residents shown | Homes for sale shown | What the count says |
|---|---|---|---|
| Vessem-kom | About 1,830 | 6 in the indexed snapshot | The compact settlement contains the complete active sample in this check |
| Verspreide huizen Vessem | 390 | 0 | Rural supply is absent in the snapshot, so there is no stable local average |
The counts change when homes are listed, reserved or removed. Funda’s Vessem-kom metrics describe a small, changing sample and the dispersed area has no active supply in this check. Compare like-for-like listings instead of treating one small sample as a village-wide average.
What local listings show about housing types
The following Funda examples help frame the questions to ask during a valuation:
| Example | Last asking price | Living area / plot | Build period / label | What it helps a buyer ask |
|---|---|---|---|---|
| Buikheide 14, sold | €1,395,000 | 226 m² / 24,295 m² | 1955 / A | Which value comes from the renovated home, farm outbuildings, very large plot and rural setting? |
| Jan Smuldersstraat 52, sold | €1,195,000 | 277 m² / 3,415 m² | 2004 / A | How does a large edge-of-village villa compare with ordinary family homes? |
| Putterstraat 25, current | €490,000 | 124 m² / 314 m² | Not stated / C | What adjustments are needed for an older two-under-one-roof home and its repair history? |
| Postels Huufke 16, current | €1,045,000 | 225 m² / 1,665 m² | 1971 / A+++ | How should a gas-free home, heat pump and 61 solar panels be compared with standard stock? |
| Hooge akker 11, sold | €475,000 | 125 m² / 204 m² | Not stated / A++ | Which features explain the difference between a corner home with garage and nearby listings? |
| Molenberg 16, sold | €520,000 | 130 m² / 342 m² | Not stated / C | How much weight should renovation work, plot size and a two-under-one-roof layout receive? |
| Kuilenhurk 7, sold | €539,000 | 132 m² / 770 m² | Not stated / E | How does a detached home in the village centre compare with a smaller plot? |
Published Funda amounts are last asking prices, even when a listing is marked sold. They are not presented as final transaction prices.
Why one Vessem number can mislead
A compact village sample can change quickly when one large detached home enters or leaves the market. A home near the school and centre attracts a different comparison set from a property on the Kleine Beerze edge or a rural address in Verspreide huizen Vessem. The most useful comparables 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, drainage and nearby development;
- lender purpose, valuation date and report requirements.
What drives value in Vessem
Village setting and micro-location
The village centre and the Kleine Beerze corridor offer a different daily pattern from the dispersed homes and rural edges around Vessem. A buyer may value a short trip to Basisschool Lambertus, the church and local associations. Another may prefer a larger plot, open fields or woodland. The same CBS ward contains all of those patterns.
The Kleine Beerze meadows and surrounding green areas add a strong landscape setting, yet proximity to water, fields or woodland can also bring questions about drainage, shade, maintenance, protected land and seasonal traffic. These factors belong in the address-level inspection and comparable selection.
Housing form, plot and condition
CBS records 82% single-family housing for Wijk Vessem. That broad figure includes compact village homes, two-under-one-roof houses, detached family homes, bungalows, former farms and homes on large rural plots. Plot size, extension quality, usable living area and outbuilding permissions can create large differences inside one postcode.
For a valuation, prepare:
| Value factor | Vessem question | Evidence to collect |
|---|---|---|
| Exact setting | Is the home in the village centre, beside the Kleine Beerze or in the dispersed rural area? | Address, postcode, map context and comparable sales |
| Living area | Does the stated floor area follow NEN 2580 measurement rules? | Floor plans, measurement report and permit history |
| Plot and boundaries | Do the cadastral boundary and garden use match the description? | Cadastral extract, deed, survey and purchase documents |
| Condition | What is the condition of roof, facade, windows, installations and foundations? | Inspection findings, invoices, maintenance records and photographs |
| Energy | Does the official label match insulation, glazing, heating and solar systems? | Current energy label, installation specifications and invoices |
| Extensions | Are dormers, extensions, offices, garages and conversions permitted and included? | Permits, drawings, completion information and title documents |
| Access and rights | Are there rights of way, shared drives, ditches or maintenance duties? | Deed, cadastral information and seller disclosures |
| Local market fit | Which buyer group would compare this home with which other homes? | Recent completed sales matched by type and setting |
Planning and new housing
The municipality is preparing Vessem Noord, a proposed new neighbourhood on about five hectares north of De Braak, with approximately 275 homes alongside nature and recreation. The area concept was adopted in September 2024. The published programme places parceling and cost work in 2025–2026, the environmental-plan procedure in 2025–2027 and site preparation and construction from 2028, subject to refinement, approvals and private landowners.
The municipality intends the new area to include a mix of ages and housing types with a strong nature connection. A planning concept is not the same as a completed development: access, phasing, final numbers, tenure and delivery can change. New housing can add choice and services while changing traffic, views, construction activity and the mix of home types. A valuation should record known nearby development and treat future effects as a question to verify, not as a fixed premium or discount.
Energy and future running costs
The current Vessem listings span labels from E to A+++. The examples include older detached and bungalow stock, renovated properties, new systems and rural homes with large roofs or extensive land. An energy label gives one reference point. It does not show maintenance quality, actual energy use, ventilation, installation age or planned replacement cost. Ask for the label, insulation details, heating source, solar ownership, service records and improvement plans.
Living in Vessem
Everyday life
Vessem combines a compact village centre with the Kleine Beerze landscape, fields and rural edges. Visit Eersel highlights the Lambertuskerk, Jacobusmolen, Beerze Brouwerij, Jacobushoeve and nature area. Local associations and the village school add community anchors, while larger shopping, healthcare and cultural choice is available in Eersel, Veldhoven and Eindhoven.
Vessem suits a household that likes a village rhythm, local associations and access to nature, and that can plan some healthcare, shopping and work trips. A buyer who expects a city-centre choice of rail, specialist healthcare, nightlife or international services should compare the weekly pattern with Veldhoven, Eersel or Eindhoven.
Expat suitability
Expat fit: medium. An international household can use Vessem as a green base close to Veldhoven, Eindhoven and Brainport employers. A local primary school, community facilities and village organisations are present, while many official documents and everyday services are in Dutch. English-language explanations are easier to arrange in Eindhoven or through a lender and adviser who regularly serve international buyers.
| Expat question | Local answer | Practical check |
|---|---|---|
| Employment | Veldhoven, Eindhoven, ASML and the Brainport area are the main work reference points | Test the full journey from the actual address at the relevant working time |
| English support | Municipal, school and many local-service pages are mainly in Dutch | Ask the lender, school and municipality which documents can be explained in English |
| Schooling | Basisschool Lambertus is the local primary-school reference | Confirm admission, language support and the next school stage directly |
| Rental bridge | The village has a smaller rental choice than Eindhoven or Veldhoven | Plan temporary housing and purchase timing early |
| Daily shopping | Basic services are available nearby, while larger choice is in Eersel, Veldhoven or Eindhoven | Check opening hours, delivery, parking and the household’s weekly pattern |
| Healthcare | CBS places the average GP distance at 0.8 km in Wijk Vessem | Check registration, provider availability and the actual travel time |
Families and children
School and childcare
Basisschool Lambertus at Servatiusstraat 4 is Vessem’s primary school. Scholen op de kaart showed 137 pupils in the 2025/26 information. The school’s 2025–2029 plan records projected enrolment rising from 152 children in 2025 to 206 by 2033, with new housing and Brainport employment as possible long-term influences. Childcare and BSO provision can change, so use the current provider and municipal information before relying on a place.
CBS gives an average distance of 0.8 km to a school and 0.8 km to childcare for Wijk Vessem. The Vessem-kom averages are about 0.6 km for both, while dispersed Vessem averages about 2.0 km to school and 2.1 km to childcare. These are statistical averages and can vary by street. Parents should test walking and cycling conditions, crossings, before- and after-school arrangements and the next-school journey.
Sport, play and community
The school plan names football, korfball, tennis, dance, volleyball and Jong Nederland among local clubs and activities. That mix supports village cohesion, although a small village offers less choice than Eindhoven or Veldhoven. Check current membership, training times, waiting lists, coaching and safe cycling connections before relying on any activity.
| Family factor | Vessem | Buyer check |
|---|---|---|
| Local primary school | Basisschool Lambertus, Servatiusstraat 4 | Admission, language support and school-day logistics |
| Childcare | Local and nearby options; CBS average 2.6 km in Wijk Vessem | Current places, opening hours and holiday cover |
| Sports and community | Football, korfball, tennis, dance, volleyball and Jong Nederland | Training times, membership and the evening journey |
| Nature | Kleine Beerze, meadows, woodland and village-edge paths | Lighting, cycling access, drainage and exact-address conditions |
| Larger services | Eersel, Veldhoven and Eindhoven | Weekly travel, parking and backup plans for children |
Safety and liveability
Recorded incidents and personal checks
The police Mijn Buurt view provides current incident and police-station information for a selected five-kilometre Vessem radius. The display is a rolling search view, not a village-wide safety score. 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 crossings and the approach to the home after local facilities close.
The municipal traffic vision identifies specific Vessem questions: the built-up-road layout on Mr. de la Courstraat, visibility at the Ellenbroek–Hoogeloonseweg junction, a preferred heavy-traffic connection around Hoefseweg and speeding concerns in the hamlet of de Lantie. A quiet village lane, a central approach road and a rural driveway each need different practical checks. Read current municipal and police information together with the exact street layout.
Environmental checks
The RIVM Atlas Leefomgeving can be used to check noise, air, heat, water, soil and flood information for the exact address. Vessem’s green setting does not make every plot the same. A ditch, low-lying garden, busy approach road, agricultural activity or older building can change the practical experience and the valuation questions.
The municipal sustainability policy flags groundwater and drought considerations in parts of the municipality, including areas around Vessem. This supports an exact-address drainage and garden check, not a blanket property claim.
| Check | Why it matters |
|---|---|
| Noise and traffic | A centre home and a property near a through road can attract different buyers |
| Water and drainage | Ditches, groundwater and low-lying land can affect gardens, foundations and insurance questions |
| Soil and former use | Former farm or business use can call for a soil and permit check |
| Heat and shade | Tree cover, paving, orientation and insulation affect comfort |
| Air and agricultural activity | Exact distance and wind conditions matter more than a village-wide label |
| Nearby planning | Vessem Noord or a road, water or nature project can affect outlook and access |
Getting around
Bus, cycling and rail
Vessem does not have a railway station in the village. Bravo lists bus connections 291 (Middelbeers–Vessem–Hoogeloon–Bladel area), 292 (Veldhoven–Oerle–Wintelre–Vessem–Hoogeloon) and 294 (Veldhoven–Knegsel–Eersel–Duizel–Hoogeloon–Vessem). Use the current Bravo and NS planners for a real journey to Eindhoven, Veldhoven, Eersel, a hospital or a workplace. The line, departure time and evening options depend on the date and destination.
The village and surrounding paths can work well for local cycling when the school, church or centre is the destination. A household travelling to an industrial site, hospital or city office should test the complete journey, including parking or the walk at either end. The municipality is working on safer connections and measures for through-traffic, so check current works near the property.
| Destination or service | Local indicator | What to check |
|---|---|---|
| Basisschool Lambertus | Local primary school and community reference | Street crossing, cycling safety and admission |
| Childcare | About 0.8 km average in CBS Wijk Vessem | Place, hours and holiday cover |
| GP | About 0.8 km average in CBS Wijk Vessem | Registration, appointment access and out-of-hours care |
| Large supermarket | About 0.8 km average in CBS Wijk Vessem | Weekly shopping, parking and delivery options |
| Rail connection | No station in the village | First and last leg to a station, bicycle parking and live timetable |
| Veldhoven and Eindhoven | Regional employment and services | Actual office address, peak traffic, parking and public-transport changes |
The distance figures are planning aids, not guarantees. Use the exact property address and a current planner before deciding whether a car, bicycle or bus connection meets the household’s needs.
Amenities and leisure
Vessem’s centre has the Lambertuskerk and village streets leading toward the Kleine Beerze. Visit Eersel highlights the reconstructed Jacobusmolen, Beerze Brouwerij, Jacobushoeve and the Kleine Beerze nature area with meadows, a beach, play spaces, a food forest, a vegetable garden and a viewing tower. Check opening times directly for the mill, brewery and local organisations.
Eersel and Veldhoven provide a wider choice of supermarkets, cafés, healthcare, culture and services. Check current opening hours, provider pages and registration rules before moving. A home on a large rural plot may offer privacy and outdoor space but can add maintenance, car dependence and access responsibilities.
Costs beyond the purchase price
| Cost or commitment | Vessem context | Check before purchase |
|---|---|---|
| Mortgage valuation | Cheetah Valuations charges €599 including VAT, NWWI validation, cadastral research and normal-area travel; a 24-hour report option costs €60 extra when agreed requirements are complete | Confirm report type, lender wording, documents and deadline before the inspection |
| Buyer costs | Transfer tax, notary, mortgage advice, inspection, broker and moving costs depend on the deal | Ask each provider for a current written quote |
| Municipal charges | Property and household charges depend on the address and resident situation | Check the latest assessment and municipal tariffs |
| Energy | Older detached homes and bungalows can have larger roofs, heating systems and insulation work | Review label, installations, invoices and planned replacement |
| Maintenance | Gardens, outbuildings, roofs, drainage and rural structures need regular care | Budget for near-term work and ask for records |
| Insurance | Building, contents, liability and special outbuilding cover depend on the home | Check exclusions for water, business use and detached structures |
| Travel | A village setting can add fuel, parking, bicycle and public-transport costs | Add the weekly work, school and shopping pattern to the budget |
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 Vessem
CBS provides two useful subareas inside Wijk Vessem: the compact Vessem-kom and Verspreide huizen Vessem. The table keeps those official boundaries separate from the practical settings buyers see in listings: the village centre, the Kleine Beerze corridor, fields and rural edges.
| CBS area | 2025 profile | Housing signal | What a valuation should check |
|---|---|---|---|
| Vessem-kom | 1,825 residents, 822 homes, average WOZ €483,000 | 82% single-family, 74% owner-occupied | Centre access, school journey, parking, extensions and street activity |
| Verspreide huizen Vessem | 390 residents, 154 homes, average WOZ €635,000 | 79% single-family, 84% owner-occupied | Rural access, outbuildings, land use, rights, water and maintenance |
| Village centre | Historic Lambertuskerk and compact streets | Practical setting, not a CBS price area | Church, traffic, parking, services and exact frontage |
| Kleine Beerze corridor | Stream, meadows, paths and village-edge homes | Practical setting, not a CBS price area | Water, drainage, outlook, ecology and access |
| Fields and rural edges | Dispersed homes around the built-up area | Practical setting, not a CBS price area | Plot, agricultural activity, rights of way and travel time |
The CBS rows are statistical boundaries and WOZ assessments, not a ranking of market prices. A lender-ready report uses the individual address, inspection, legal documents and completed comparable evidence.
Is Vessem a good place to buy?
Vessem can be a good fit for a buyer who wants a village school, community facilities, green space and access to Veldhoven, Eindhoven and Eersel. The Lambertuskerk, Kleine Beerze, Jacobusmolen, local clubs and village services give the place a clear identity. The listing supply includes established family homes, detached properties, high-efficiency homes and rural buildings.
The trade-offs are equally practical. A village home can require more planning for rail travel, specialist healthcare, larger shopping trips and international services. A green-edge or rural property can bring more land and privacy together with more maintenance, access, drainage and planning questions. Compare the exact home, street and weekly journey rather than relying on the village name alone.
Before you rely on a valuation
- Match 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 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
Active listings: the number of homes shown by Funda at the time of the search. It changes as homes are listed, reserved or removed.
Last asking price: the published seller asking amount on a Funda listing. It can differ from the final transaction amount.
Asking price per m²: a listing indicator for comparing similar homes. It does not replace a completed-sale analysis.
WOZ value: a municipal assessment measure in the CBS table. It provides local context and does not equal current market value or the amount a lender will accept.
CBS neighbourhood: a statistical boundary. Vessem-kom and Verspreide huizen Vessem have different sizes and housing mixes, so they should not be combined without saying which geography is used.
Compare Vessem with nearby towns
Property valuation guide for Sterksel
The Sterksel snapshot recorded an average asking price of €637,488 at €4,362 per m².
The live Funda search for Vessem showed 6 homes for sale, too small or mixed to support a reliable average asking price.
Sterksel showed an average selling time of 29 days from 15 homes sold in the previous 12 months. The live Funda search for Vessem showed 6 homes for sale; there is no stable selling-time figure to compare.
In the 2025 CBS context, Sterksel records an average WOZ value of €535,000, 88% single-family homes, 84% owner-occupied homes. In the 2025 CBS context, Vessem records an average WOZ value of €507,000, 82% single-family homes, 75% owner-occupied homes.
Sterksel has a usable headline asking-price sample, while the Vessem figures are represented by a range or listing count. The Sterksel sample of 15 homes is small, so the signal can move when one unusual property enters the set. Match the exact address, property type, plot, condition, energy performance and report purpose before using either headline as a comparable.
Property valuation guide for Heeze
Funda snapshots for Heeze neighbourhoods ranged from €561,143 to €812,310 in average asking price and €4,084 to €4,574 per m².
The live Funda search for Vessem showed 6 homes for sale, too small or mixed to support a reliable average asking price.
Heeze neighbourhoods showed an average selling time ranging from 25 to 34 days from 12 to 13 homes sold. The live Funda search for Vessem showed 6 homes for sale; there is no stable selling-time figure to compare.
In the 2025 CBS context, Heeze neighbourhoods record an average WOZ value of €489,000, 89% single-family homes, 76% owner-occupied homes. In the 2025 CBS context, Vessem records an average WOZ value of €507,000, 82% single-family homes, 75% owner-occupied homes.
Heeze neighbourhoods and Vessem use listing counts or neighbourhood ranges rather than one shared average. Match the exact address, property type, plot, condition, energy performance and report purpose before using either headline as a comparable.
Property valuation guide for Leende
The live Funda search for Leende showed 20 homes for sale, too small or mixed to support a reliable average asking price.
The live Funda search for Vessem showed 6 homes for sale, too small or mixed to support a reliable average asking price.
The live Funda search for Leende showed 20 homes for sale; there is no stable selling-time figure to compare. The live Funda search for Vessem showed 6 homes for sale; there is no stable selling-time figure to compare.
In the 2025 CBS context, Leende records an average WOZ value of €511,000, 90% single-family homes, 79% owner-occupied homes. In the 2025 CBS context, Vessem records an average WOZ value of €507,000, 82% single-family homes, 75% owner-occupied homes.
Leende and Vessem use listing counts or neighbourhood ranges rather than one shared average. 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 Vessem 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 Vessem?
Funda’s Vessem search showed 6 homes for sale when checked in August 2026, with asking prices ranging from a €224,250 plot listing to large rural and energy-efficient properties above €1 million. The mix is too varied for one useful town average. CBS reports an average 2025 WOZ value of €507,000 for Wijk Vessem. 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 Vessem?
A consistent asking-price-per-m² series is unavailable for every Vessem neighbourhood in the August 2026 snapshot. Individual listings show why the measure needs like-for-like comparisons. A compact village home, a detached home on a large plot and an energy-neutral bungalow should be assessed in separate groups.
How many homes are for sale in Vessem?
Funda’s Vessem purchase search showed 6 homes for sale on the check date. The Vessem-kom information page showed 6 for sale and the Verspreide huizen Vessem page showed none. Active supply changes as homes are listed, reserved or removed, and a listing can appear in a broader search and a neighbourhood search at the same time.
How does the WOZ value compare with the market price?
The WOZ figure is a municipal tax assessment. It provides broad local context and 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 Vessem have different housing conditions?
CBS rows show distinct profiles. Vessem-kom has 1,825 residents, 822 homes and an average WOZ value of €483,000. Verspreide huizen Vessem has 390 residents, 154 homes and an average WOZ value of €635,000, with lower density and longer average journeys to school and childcare. These are statistical profiles, not a price ranking.
Is Vessem suitable for families?
It can suit a family that values a local primary school, community facilities, sport and green space. Basisschool Lambertus is the village school, and local clubs include football, korfball, tennis, dance, volleyball and Jong Nederland. Confirm admission, childcare places, opening hours and safe cycling conditions before buying.
Is Vessem suitable for expats?
Vessem can suit an international household working in Veldhoven, Eindhoven or the wider Brainport region that wants a quieter home and is comfortable with village travel. Local schools, healthcare and community information are mainly Dutch, so ask the lender, school and municipality which documents can be explained in English. Test the full work journey and plan temporary housing early.
Is Vessem safe?
The police Mijn Buurt view provides a rolling incident display for a selected Vessem search radius. It is a context signal rather than a village-wide safety rating. Check lighting, access, parking, door security, bicycle storage and the evening journey at the exact address, and use current municipal and police information.
How do people travel from Vessem?
Vessem has no railway station in the village. Bravo buses and smaller-core services provide regional connections, and the best journey depends on the actual address, date, destination and first and last leg. Use the current Bravo and NS planners for a journey to Eindhoven, Veldhoven, Eersel, a hospital or a workplace.
Are new homes planned in Vessem?
Vessem Noord is a proposed neighbourhood of approximately 275 homes north of De Braak. The municipality’s published programme places environmental-plan work through 2027 and site preparation and construction from 2028, subject to refinement, approvals and private landowners. Check the latest municipal page, drawings, access plans and final housing types for the address you are considering.
What affects the value of a Vessem 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 home in the village centre, beside the Kleine Beerze and on a dispersed rural plot needs a different comparison set. The report purpose and lender requirements also shape the checks.
How much does a mortgage valuation cost in Vessem?
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 Vessem 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.