House Valuation in Woenselse Heide
Property valuation Woenselse Heide guide with CBS 2025 context, homes and apartment asking-price signals, VvE checks, transport, planning, liveability and mortgage preparation.
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, measured area, legal title, measured living area, plot or apartment index, energy performance, property type, valuation date and comparable completed sales. Request an official mortgage valuation in Woenselse Heide after confirming the lender requirements.
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Woenselse Heide in brief
Woenselse Heide is a named Eindhoven buurt in the wider Woensel-Noord/Aanschot area. The residents association describes the neighbourhood as a 1960s–1970s expansion between Eindhoven and Best, developed alongside Blixembosch and Tempel. Streets around Nederlandplein, Vaalserbergweg, Lauwerszeeweg, Hondsruglaan, Meierijlaan, Rode Kruislaan and Noordzeelaan are not interchangeable: building era, traffic, green outlook and tenure change from block to block.
At a glance: the CBS 86165NED code used for the local dataset is BU07725310. The 2026 Eindhoven040 profile lists 5,255 residents, 2,265 households, 2,196 homes, about 81 hectares and roughly 6,477 residents per km². AlleCijfers records about 2,806 addresses, with 1,349 terraced-house addresses the most common housing type, and about 55% rental homes. The 2025 average WOZ is €380,000; the preceding series shows €346,000 in 2024, €342,000 in 2023, €292,000 in 2022 and €265,000 in 2021. WOZ is an assessed tax value, not a selling price or lender opinion.
The datasets describe different things. The origin table records 2,730 residents with a Netherlands origin, 535 with a European origin and 1,990 with an origin outside Europe; another CBS-derived table reports 72% born in the Netherlands. These measures use different definitions, so they should not be added together or treated as a single “expat share”. For a buyer, the practical conclusion is that this is a mixed, established urban neighbourhood where Dutch formal documents and English-friendly explanations can both matter.
Your next step in Woenselse Heide
Local property market
What the dated numbers say
The strongest local baseline is the 2025 WOZ series. The average moved from €265,000 in 2021 to €292,000 in 2022, €342,000 in 2023, €346,000 in 2024 and €380,000 in 2025. That is a direction-of-travel signal tied to a valuation reference date; it does not tell a lender what one home is worth today.
Asking-price portals provide a second, more current but less complete snapshot. Funda’s Woenselse Heide search showed 16 homes when opened on 24 August 2026; an earlier crawl showed 18, illustrating how quickly the sample changes. A Funda listing in the same area, Nederlandplein 95, was shown at €335,000 asking for 87 m², four rooms, a lift, balcony and label E, with a listed €245 monthly VvE contribution. A separate Buurtje snapshot showed Biesboslaan 46 C at €425,000 for 109 m², built in 1968. These are asking signals, not completed sales.
Dated market snapshots
| Dated market snapshot | Geography / sample | Signal | How to use it |
|---|---|---|---|
| AlleCijfers, checked 24 August 2026 | BU07725310; WOZ series through 2025 | Average WOZ €380,000 in 2025; 2024 €346,000 | Area context only; not an offer or mortgage value. |
| Funda, checked 24 August 2026 | Live Woenselse Heide listing/sale search | 16 visible homes; an earlier crawl showed 18 | Supply and asking-price conversation; sample changes daily. |
| Nederlandplein 95, Funda, checked 24 August 2026 | Apartment listing in Woenselse Heide | €335,000 asking; 87 m²; 4 rooms; label E; lift and balcony; VvE €245/month | Concrete apartment reference, not a completed transaction. |
| Buurtje, checked 24 August 2026 | Local listing snapshot | Biesboslaan 46 C shown at €425,000; 109 m²; 1968 | A second portal signal; confirm status and details. |
Visible local examples
| Visible example | Asking snapshot | Why it helps | What it cannot prove |
|---|---|---|---|
| Nederlandplein 95 | €335,000; 87 m²; 4 rooms; 3 bedrooms; label E; eighth floor; lift; balcony | Apartment benchmark with a known VvE charge and vertical outlook | It is not a sale; floor, orientation, service costs and renovation need adjustment. |
| Biesboslaan 46 C | €425,000; 109 m²; 1968 (Buurtje snapshot) | Larger local reference with a post-war construction date | Portal status, exact condition and legal features must be checked. |
| Hondsruglaan 29 | €575,000; 143 m²; 302 m² plot; 4 rooms; label D (Funda snapshot) | Family-house and plot context | Asking price and a larger plot cannot anchor a flat or smaller row house. |
| Zuiderzeelaan 20 | €575,000; 145 m²; 222 m² plot; 5 rooms; label A (Funda snapshot) | Shows how energy and family layout can shift asking range | No completed-sale price; extension quality and micro-location matter. |
| Huizingalaan 36 | €628,000; 158 m²; 236 m² plot; 5 rooms; label A+ (Funda snapshot) | Upper family-home reference with strong energy signal | Size, label and plot make it a poor comparison for a typical terrace home. |
| Noordzeelaan 27 | €425,000; 119 m²; 176 m² plot; 4 rooms; label C (Funda snapshot) | More modest family-home reference | Street exposure, maintenance and exact floor area may differ. |
An appraiser uses completed comparable sales where possible and adjusts for the exact building, floor, living area, balcony or terrace, storage, parking right, energy label, condition, VvE health, legal title and valuation date. Asking prices can show the market conversation, but they do not replace transaction evidence.
Apartment and VvE evidence
For a Woenselse Heide apartment, the VvE file can affect value as much as the kitchen. Send the latest annual accounts, reserve-fund position, MJOP, meeting minutes, insurance schedule, service charge, planned lift or facade work, energy decisions, arrears and rules on alterations, letting and short stays. A converted industrial building may have a different maintenance profile from a newer residential block; the report should show which parts are private and which are shared.
Check the apartment index, deed, storage and parking rights, measured living area and any right of use over shared space. A nearby public garage or charging point is not the same as a deeded parking space. A view over a future construction zone is not the same as a guaranteed open outlook. These are not minor footnotes: they can change the buyer pool and the lender’s view of marketability.
What drives value in Woenselse Heide
Location premiums and discounts
Woenselse Heide’s strongest premiums tend to come from a well-maintained post-war home, useful daylight, a quiet orientation, a practical garden or balcony, secure bicycle storage, parking certainty and a good energy profile. Homes near Nederlandplein, WoensXL, schools and the green routes toward Henri Dunantpark can appeal to buyers who want services and a car-light connection to the city.
The same accessibility can create discounts where traffic, crossings, deliveries, parking pressure, poor insulation, limited storage or planned works reach the facade. An apartment beside Nederlandplein should not be compared with a quiet residential terrace; a corner house on a distributor road should not be compared with a similar home on a traffic-calmed street. The exact address, not the neighbourhood label, decides which side of the trade-off applies.
| Value factor | Woenselse Heide question | Why it matters |
|---|---|---|
| Exact street and frontage | Is it a quiet residential street, a bus route or a distributor road? | Noise, safety, outlook and buyer preference are micro-local. |
| Home type and era | Is it a 1950s–1970s terrace, corner home, apartment or later infill? | Construction, layout and maintenance evidence differ. |
| Living area and plot | Are NEN measurements, extensions and plot boundaries documented? | €/m² works only when measurements and features match. |
| Condition | What do roof, facade, windows, damp, boiler and extension records show? | Deferred work affects affordability and marketability. |
| Energy | Is the label valid and are insulation or heating upgrades evidenced? | Running costs and financing conversations can change. |
| Outdoor space | What are garden orientation, balcony, storage, trees and privacy? | Scarce usable outdoor space can affect the buyer pool. |
| Parking and mobility | Is there a driveway, permit, public space or no certainty? | A nearby space is not the same as a legal right. |
| VvE / legal title | What are the reserve, MJOP, service charge and restrictions? | Shared obligations can materially change costs. |
| Planning | What is permitted around Stadshart Woensel or the exact street? | Construction can improve amenities or reduce quiet and light. |
| Environment | What do road-noise, heat, drainage, soil and green maps show? | Comfort and future maintenance are address-specific. |
Property-specific valuation checklist
| Category | Woenselse Heide checks |
|---|---|
| Legal title | Apartment index, ownership, rights of way, storage and parking rights, restrictions and deed obligations. |
| VvE | Annual accounts, MJOP, reserve, minutes, insurance, service charge, arrears, planned works and letting rules. |
| Building | Facade, roof, windows, lifts, fire safety, acoustic performance, damp, asbestos records and shared installations. |
| Energy | Official label, district-heating contract, insulation, glazing, ventilation, solar contribution and expected service charges. |
| Apartment | NEN measurement, floor, orientation, daylight, rooms, balcony, storage, condition and accessibility. |
| Area | Construction, deliveries, nightlife, events, traffic, cycling routes, green-space outlook and planned works. |
| Parking | Private space, garage contract, permit eligibility, public parking, charging access and VvE rules. |
| Costs | VvE, heating, municipal taxes, water charges, parking, insurance, maintenance and expected capital works. |
Living in Woenselse Heide
Everyday character
Woenselse Heide feels established rather than newly master-planned. Terraced streets, apartment blocks, mature trees and everyday shopping around Nederlandplein sit within a short cycle of larger WoensXL facilities. The residents association describes more than 2,250 homes and over 5,000 residents, while the 2026 profile gives 5,255 residents across the official data boundary. That scale creates a practical mix: school-run movement in the morning, local errands around the square and quieter residential streets away from main routes.
The practical limitation is that services and movement are not evenly distributed. A home close to a busier route or shopping edge may gain convenience but lose tranquillity. Buyers who need a detached home, a large plot or guaranteed parking should compare the exact street with nearby municipalities rather than assuming every Woenselse Heide address is the same.
Expat suitability
Expat fit: Medium to high for households comfortable with an established Dutch neighbourhood. The mixed origin data, Eindhoven’s international employment base and nearby city services can make the area practical for international buyers. The formal parts of a mortgage file remain Dutch: lender wording, NWWI terms, VvE minutes, deed documents and energy records should be preserved and explained rather than casually translated.
| Expat consideration | Woenselse Heide answer | Practical implication |
|---|---|---|
| International community | Origin data show a mixed population, including 535 residents in the Europe-origin category and 1,990 in the outside-Europe category. | This is statistical context, not a guarantee of English service at every address. |
| Education | SALTO De Ontmoeting is the regular public primary school in Woenselse Heide; Eindhoven also has international options elsewhere. | Confirm admissions, language and route for the exact home. |
| Childcare | The local profile lists 7 childcare locations and 165 places. | Availability and waiting time must be checked with providers. |
| Rental-to-buy transition | The area has a significant rental share and varied post-war housing. | Compare VvE, maintenance and tenure costs early. |
| Employment access | WoensXL, Eindhoven centre and Brainport routes are reachable by cycle, bus or car. | Use a destination-specific 9292/NS check rather than a generic commute claim. |
| Arrival practicality | Shops, schools, parks and bus corridors are within the wider area. | Check bicycle storage, parking, registration and school-run logistics. |
Families and children
Family fit: Medium to high for households seeking established, connected neighbourhood living. The local profile lists 3 primary schools, 543 primary pupils, 7 childcare locations and 165 childcare places. SALTO De Ontmoeting describes itself as the regular primary school in Woenselse Heide and a Jenaplan school founded in 1972. Admission and childcare capacity are not guaranteed by living in the buurt; confirm the current municipal school-zone and provider rules.
| Family factor | What to check | Buyer relevance |
|---|---|---|
| Primary education | SALTO De Ontmoeting, Hettenheuvellaan 2a; 3 primary establishments in the local profile | Check the current school-zone and walking/cycling route. |
| Childcare and BSO | 7 locations and 165 listed places | Waiting lists and hours can change; ask the provider. |
| Play and green space | Veluwelaan playfield, local green routes, Henri Dunantpark and Aanschotse Beemden | Compare shade, crossings and route quality from the address. |
| Family housing | Terraced homes dominate the address count; corner homes and apartments add variety | Garden, storage, bedrooms and maintenance may matter more than postcode averages. |
| Safe routes | Main roads and crossings need a school-run visit | A straight-line distance is not a safe-route assessment. |
| Activities | Nederlandplein, WoensXL and wider Eindhoven clubs and libraries | Check the actual timetable and travel time. |
Eindhoven’s preschool and VVE programme offers 8 hours a week for eligible toddlers from 2 years and 3 months to 4 years, with additional support in some cases. That is a municipal programme, not a guarantee of a place at a named provider. Families should confirm the provider, admission rules and journey directly.
Safety and environment
Safety context
AlleCijfers, using police and CBS data updated in August 2026, records 206 registered crimes in 2025 in the local data series. The page reports approximately 39 crimes per 1,000 residents, including 16 theft offences per 1,000, with vandalism/damage and fraud among the more common categories. These are recorded reports and not a prediction for one home or resident. Dense streets, businesses, through-traffic and reporting differences can affect the rate.
Check lighting, door access, bicycle storage, late-evening activity, construction routes and the feel of the exact street at different times. Use current police and municipal sources for the address rather than relying on a single neighbourhood score.
Energy, noise and climate
The local energy table reports roughly 92% gas-connected homes and no district-heating network in the 2024 profile, with about 4% recorded as gas-free in a separate indicator. Label counts include many C and B labels but also homes with no label or a preliminary record. For a specific home, use the official EP-online label, bills, heating type, glazing, ventilation and planned VvE or block upgrades.
Noise and environmental quality vary by facade. Check traffic, deliveries, events, construction, air quality, shade, heat, drainage and water exposure with official Atlas Leefomgeving and municipal layers. The planned park and Gender watercourse may improve cooling and public space; the construction phase may temporarily increase noise and access constraints.
Getting around
Walkability and cycling
Walkability assessment: Medium to high for daily needs. Nederlandplein, schools, local services and green routes are reachable on foot from much of the area, but distributor roads and crossings can interrupt the route. Cycling assessment: High for Eindhoven trips, with junction checks. The established cycle network connects toward WoensXL, the centre and Best-side routes; evaluate the actual school, station or work route rather than relying on straight-line distance.
| Destination | Practical access | What to check |
|---|---|---|
| Nederlandplein | Walkable for nearby streets | Shopping, bus access and activity vary by time of day. |
| WoensXL | Short cycle or bus trip | Check peak traffic and secure bicycle parking. |
| Eindhoven centre | Cycle or bus via Woensel corridors | Use the route that fits the exact street and junctions. |
| Henri Dunantpark / Aanschotse Beemden | Green-route access | Check crossings, lighting and seasonal conditions. |
| Eindhoven Centraal | Bus or cycle; plan the final leg | Verify current departures in 9292 or NS. |
| Eindhoven Airport | Bus/rail combination via Eindhoven | Check date, disruption and last service. |
The official 9292 journey planner should be used for the exact line, date and holiday period. A home can be close to a stop yet have a less convenient transfer to a particular Brainport employer. Households with irregular shifts may still value a car, private parking or an easy road connection.
Employment and regional access
| Destination | Why it matters | Practical check |
|---|---|---|
| Eindhoven Centraal | National rail and regional buses | Station access, bicycle storage and service disruptions. |
| Brainport employment hubs | Technology, design, university and healthcare work | Compare destination-specific transfers and peak traffic. |
| Eindhoven Airport | International travel | Check bus connection and flight-time buffer. |
| High Tech Campus / De Run | Major south-side employment areas | A central address is convenient, but peak cycling and bus times vary. |
Woenselse Heide is a strong car-light base, yet households with children, equipment or irregular shifts may still value a car. Parking is part of the valuation conversation rather than an afterthought.
Amenities and leisure
Daily essentials
| Category | Nearby context | Value relevance |
|---|---|---|
| Groceries and shopping | Nederlandplein serves daily errands; WoensXL adds a larger retail and service centre | Convenience, footfall and delivery activity vary by street. |
| Education and childcare | SALTO De Ontmoeting, three primary-school establishments in the profile and seven childcare locations | School route, admissions and childcare capacity need an address-specific check. |
| Healthcare | City-wide GP, pharmacy and hospital connections are reachable from Woensel-Noord | Registration, appointment route and travel time still matter. |
| Green space | Henri Dunantpark and the Aanschotse Beemden provide larger green references | Outlook, crossings, shade and evening lighting vary by route. |
| Sport and community | Local play areas, resident activity and wider Eindhoven clubs | Timetables and travel time should be checked for the household. |
| Parking and charging | Public streets, permit rules and nearby charging; no automatic private-space right | A deeded space or transferable contract must be evidenced separately. |
Heritage and local identity
Woenselse Heide’s identity comes from its 1960s–1970s expansion, Nederlandplein shopping area, Aanschot setting and network of residential streets. The residents association, local school and green routes are useful practical anchors for buyers. The neighbourhood is not a single architectural project: terrace rows, corners and apartment blocks have different maintenance, parking and noise questions, so the exact building file remains more important than a label.
Planning and local change
The neighbourhood sits within the wider Woensel-Noord and Stadshart Woensel planning context. OpenEindhoven’s Stadshart Woensel programme describes a long-term sequence from vision and development framework to an urban plan and developer selection, with an initial project expected to add social and middle-rent homes. The municipality’s temporary omgevingsplan is being transitioned into a complete plan by 1 January 2032. These are area-level signals, not a promise for a particular street.
For an existing owner or buyer, the useful question is what changes at the address: construction timetable, traffic, daylight, privacy, deliveries, noise, public-space design and any VvE responsibility. Check current municipal notices and the Omgevingsloket before relying on a future plan.
When a valuation file sits near a planned change, the report should separate what is already permitted from what is only proposed. A buyer can then see which evidence is present today and which risk depends on a future decision. Keep planning drawings, notices and VvE communications with the property documents so the appraiser can test the likely effect on outlook, access, noise and marketability rather than relying on a broad neighbourhood description.
Costs beyond the purchase price
| Cost or commitment | Woenselse Heide position | Verify before purchase |
|---|---|---|
| VvE contribution | Building-specific and potentially material in converted/high-rise stock | Reserve, MJOP, insurance and planned works. |
| Gas and heating | About 92% of homes were recorded as gas-connected in the 2024 profile; no district-heating network is listed for the buurt | Individual heating type, fixed charges, metering and future works. |
| Parking permit | Street rules and permit conditions differ across Eindhoven | Eligibility, waiting position and visitor rules. |
| Public parking and charging | Nearby facilities and public charging can help, but do not create a private right | Current tariff, opening and whether a contract transfers. |
| Municipal charges | OZB, waste, sewer and water-board charges | Current tax year and owner/occupier basis. |
| Insurance and maintenance | Apartment and shared-building policies | What the VvE covers versus the owner. |
| Energy | Label, district heating and electricity use vary by unit | Official label, bills, glazing and ventilation. |
| Valuation report | €599 standard all-in fee; €60 24-hour option where feasible | Confirm lender purpose and any unusual extras. |
Separate recurring housing costs from one-off purchase costs. Do not use a generic mortgage calculator or a portal estimate as a substitute for the lender’s valuation requirement.
Neighbourhood variation inside Woenselse Heide
| Area | Best for | Typical homes | Main strengths | Trade-offs |
|---|---|---|---|---|
| Nederlandplein and shopping edge | Buyers who want daily errands close by | Apartments and terrace streets around the square | Shops, buses and practical services | Footfall, deliveries, parking pressure and evening activity. |
| Vaalserbergweg / Lauwerszeeweg corridors | Households comparing larger post-war streets | Terraced and corner homes, some apartments | Established layouts and access toward WoensXL | Traffic, crossings, noise and parking differ by frontage. |
| Hondsruglaan / Zuiderzeelaan | Family buyers seeking a house and outdoor space | Terraced and corner family homes | Gardens, mature streets and varied energy labels | Distributor-road exposure and maintenance vary. |
| Meierijlaan / Rode Kruislaan | Buyers comparing compact homes and apartments | Smaller terraces and apartment blocks | Everyday access and cycle connections | Storage, insulation, parking and outlook need checking. |
| Henri Dunantpark / Aanschotse Beemden side | Buyers who value green routes | Homes near park and open edges | Nature access and cooler routes | Crossings, lighting, drainage and future public works. |
Is Woenselse Heide a good place to buy?
It can be a good fit for someone who values a central, apartment-led and internationally mixed setting, wants shops and public transport nearby, and is comfortable checking VvE, heating and parking details carefully. It is less likely to suit a buyer whose priority is a private garden, several cars, quiet low-rise streets or a school directly outside the front door.
The strongest buying process compares the exact unit with recent completed sales in the same or a genuinely similar building. Ask for the floor plan, deed, VvE file, label, heating information, parking terms and planned works before treating a portal average as a budget. A local guide can narrow the questions; it cannot choose a value for the property.
Before you rely on a valuation
This is a local market guide, not an individual property valuation or a 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, measured area, apartment index, VvE or plot position, energy performance, property type, valuation date and comparable completed sales. Request an official mortgage valuation in Woenselse Heide after confirming the lender requirements.
How to request a Woenselse Heide report
Send the full address and apartment index, the purchase or refinancing purpose, the adviser’s exact wording, the deadline, the purchase agreement if available, and the documents that describe the unit and VvE. Include the official energy label, floor plan, parking or storage right, renovation evidence and any planned works you already know about.
Cheetah Valuations provides an English-friendly intake while retaining the Dutch wording used by lenders and NWWI. Dirk-Jan Bonenkamp is the NRVT-registered residential appraiser and NWWI appraiser behind the service. The standard validated report is €599 including VAT, NWWI validation where required, cadastral research and normal-area travel. After an accessible inspection and complete file, the report is normally delivered within 48 hours; a 24-hour option costs €60 extra when the property, documents and validation timing allow. Calls are available 09:00–21:00 every day, including weekends and public holidays, and the online request form is available 24/7.
Compare Woenselse Heide with nearby Eindhoven neighbourhoods
Property valuation guide for Tuindorp
CBS 2025 places Woenselse Heide at an average WOZ value of €380,000. Tuindorp records 2,875 residents, 1,455 homes, an average WOZ value of €414,000, 40% single-family homes and 49% 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 Woenselse Heide, while the checked Funda snapshot for Tuindorp did not publish an active-listing count; it reported an average asking price of €446,548. The Woenselse Heide 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: Tuindorp reported €4,688 per m². These are dated asking-price or portal measures and do not replace a comparable completed sale.
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 Woenselse Heide with genuinely similar evidence in Tuindorp only when type, size, plot, condition, energy label, parking or VvE, legal title, valuation date and purpose line up. The figures help frame the conversation; they do not replace the inspection and lender-specific report.
Property valuation guide for Blixembosch-Oost
CBS 2025 places Woenselse Heide at an average WOZ value of €380,000. Blixembosch-Oost records 7,685 residents, 2,871 homes, an average WOZ value of €578,000, 92% single-family homes and 88% owner-occupied homes. These are different neighbourhood boundaries, so the figures are useful context rather than a direct price promise.
The August 2026 Funda snapshot showed 16 active listings in Woenselse Heide and 21 active listings in Blixembosch-Oost at an average asking price of €579,524. The Woenselse Heide profile did not publish an average asking price in that snapshot, so the listing count is the safer comparison.
The portal measures add useful texture: Blixembosch-Oost reported €4,568 per m². These are dated asking-price or portal measures and do not replace a comparable completed sale.
The pattern 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 Woenselse Heide with genuinely similar evidence in Blixembosch-Oost only when type, size, plot, condition, energy label, parking or VvE, legal title, valuation date and purpose line up. The figures help frame the conversation; they do not replace the inspection and lender-specific report.
Property valuation guide for Achtse Barrier-Spaaihoef
CBS 2025 places Woenselse Heide at an average WOZ value of €380,000. 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.
The August 2026 Funda snapshot showed 16 active listings in Woenselse Heide and 22 active listings in Achtse Barrier-Spaaihoef at an average asking price of €500,000. The Woenselse Heide 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: Achtse Barrier-Spaaihoef reported €4,268 per m². These are dated asking-price or portal measures and do not replace a comparable completed sale.
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 Woenselse Heide 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.
Relevant guides and next step
- Property valuation services in Eindhoven
- About Cheetah Valuations and Dirk-Jan Bonenkamp
- Request a mortgage valuation
- Mortgage valuation FAQ
- Property valuation Eindhoven guide
- Property valuation Eindhoven Centrum
To compare this area with nearby towns and neighbourhoods, visit the Eindhoven property valuation comparison hub.
FAQ
What is the Woenselse Heide boundary and CBS code?
Woenselse Heide is a buurt in Eindhoven’s Woensel-Noord area, commonly described with Aanschot. The CBS 86165NED code is BU07725310. The boundary covers the residential streets around Nederlandplein, Vaalserbergweg, Lauwerszeeweg, Hondsruglaan, Meierijlaan, Rode Kruislaan and Noordzeelaan; neighbouring labels should not be treated as part of the same statistical boundary without checking the map.
What does property valuation Woenselse Heide Eindhoven mean?
It normally means an independent residential valuation of a particular apartment or home for a stated purpose, often a mortgage, refinancing or renovation decision. The neighbourhood name helps orient the file, but the report depends on the exact address, property evidence and lender wording.
Why are Woenselse Heide prices so different?
The area contains compact and very large apartments, different buildings, floors, views, outdoor spaces, VvE positions and parking arrangements. A portal average combines unlike units, so it is only context until the exact property and comparable sales are assessed.
What was the latest Funda snapshot?
Funda’s Woenselse Heide search checked on 24 August 2026 showed 16 visible homes; an earlier crawl showed 18. The count changes as listings are added and removed, so use the live search and individual listing details rather than treating a portal count as a market average.
Is WOZ the same as market value?
No. The 2025 Woenselse Heide average WOZ was €380,000. WOZ is an assessed value for tax purposes; a lender-ready report is an independent opinion for an individual property, purpose and valuation date.
What should I send for an apartment valuation?
Send the address and apartment index, purchase or refinancing purpose, lender wording, deadline, purchase agreement, floor plan, official energy label, deed details, storage and parking rights, and the VvE annual accounts, MJOP, minutes, service charge and planned works.
Does nearby public parking count as private parking?
Not automatically. A valuation must distinguish a deeded space, a transferable garage contract, a permit, a public garage and a convenient nearby facility. Ask for the legal document and check whether the right transfers with the property.
What does the 92% gas-connected figure mean for my apartment?
The local energy profile records about 92% gas-connected homes in 2024 and no district-heating network for the buurt; a separate indicator records about 4% gas-free. Confirm the individual home’s official label, heating type, fixed charges, metering and VvE sustainability plans before using the data in a purchase or valuation decision.
Is Woenselse Heide suitable for international buyers?
It can suit international households who value central services, public transport, education and a mixed population. Keep Dutch lender and VvE wording intact, then ask for an English explanation of NWWI, NHG, NRVT, WOZ and valuation-date terms.
Is Woenselse Heide suitable for families?
It can work for families who value established streets, local primary education and green routes. The profile lists three primary-school establishments and seven childcare locations, but admissions, waiting lists, storage, play space and the safe school-run journey must be checked for the actual address.
What is changing around Stadshart Woensel?
OpenEindhoven describes a staged Stadshart Woensel programme with an urban plan and an initial housing project including social and middle-rent homes. The final effect depends on the address, construction phase, outlook, access, noise, privacy and public-space design. Check the current municipal decision before relying on a future change.
How should I check noise and construction?
Visit the exact facade during morning, evening and event periods. Check municipal notices, the Omgevingsloket, project phasing, delivery routes, glazing, bedroom orientation and VvE communications. A broad neighbourhood label cannot answer an address-level noise question.
Does NWWI validation guarantee mortgage approval?
No. NWWI validation concerns the report and its requirements. The lender still assesses the complete mortgage file and makes its own decision.
How much does the report cost?
The standard validated residential valuation is €599 including VAT, NWWI validation where required, cadastral research and normal-area travel. A 24-hour option is €60 extra when timing, documents and validation allow.
When will I receive the report?
After an accessible inspection and a complete file, the standard report is normally delivered within 48 hours. The faster 24-hour option can be discussed 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, and Dirk-Jan confirms the address, purpose, lender wording, documents and deadline during the intake.
Who prepares the valuation?
Dirk-Jan Bonenkamp is the NRVT-registered residential appraiser and NWWI appraiser behind Cheetah Valuations. He handles the intake, inspection and report process personally and can explain Dutch valuation terminology in English.
What is the next step?
Gather the address, apartment index, lender wording, deadline and available VvE and property documents. Then request the official mortgage valuation so the report type and timing can be confirmed before the inspection.