Room Rentals in Eindhoven: New Opportunities Despite the Permit Freeze?

The housing market in Eindhoven has been under pressure for years. Due to the strong growth of the Brainport region, the large number of students, and international workers, the demand for affordable housing is high. At the same time, large parts of the city are designated as permit-required or even “locked” areas for room rentals.

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The housing market in Eindhoven has been under pressure for years. Due to the strong growth of the Brainport region, the large number of students, and international workers, the demand for affordable housing is high. At the same time, large parts of the city are designated as permit-required or even “locked” areas for room rentals.

Yet, there seems to be some movement. The municipality of Eindhoven is currently exploring whether and how room rentals can again be allowed under certain conditions, even in areas where they were previously prohibited. For landlords, this could provide new opportunities—provided they are well prepared.

Municipality of Eindhoven Reconsiders Room Rentals
The municipality faces a delicate balance:

• On one hand, the livability and housing pressure in neighborhoods

• On the other hand, a structural shortage of rooms for students and young professionals

Therefore, the city is considering tailored solutions, such as:

• Permits under strict conditions

• Selective opening of locked areas

• Greater attention to quality, safety, and sustainability

This does not mean that room rentals will automatically be permitted, but well-prepared applications may have a higher chance of approval than before.

Why Room Rentals Are Becoming Attractive Again for Landlords

Higher revenue per property
In many cases, room rentals generate more income than regular single-household rentals. Especially in Eindhoven, where demand for rooms remains high, this can significantly increase returns.

Large and stable target group
The demand primarily comes from:

• Students (TU/e, Fontys, Summa College)

• Young professionals

• International workers and expats in the Brainport region

This ensures relatively consistent occupancy.

The role of the housing valuation system (point system)
Since the tightening of the housing valuation system (WWS), room rental regulations have changed. The maximum rent per room is determined based on points, with particular weight given to:

• Room size

• Shared facilities

• Amenities and finishing

• Energy label of the property

The latter makes room rental especially interesting for landlords with well-insulated properties.

Good energy label = higher rent points
Properties with an energy label of A, A+, or B score significantly more points. This can mean:

• Higher maximum rent per room

• Stronger justification to the municipality

• Greater chance of profitable operation within the rules

For landlords who have already invested in insulation, solar panels, or a heat pump, room rental can therefore be financially more attractive than before.

Permits remain crucial
Even if the municipality allows more flexibility, the following still applies:

• Room rentals without a permit are not allowed in many neighborhoods

• Enforcement in Eindhoven is active

• Fines and obligations to reverse unauthorized rentals are substantial

A proper application requires, among other things:

• Correct point calculation

• Floor plans and usable area documentation

• Attention to fire safety and livability

• In some cases, approval from neighbors

Landlords who prioritize quality over quantity stand out in this process.

Strategic foresight pays off
For landlords in Eindhoven, it can be wise to:

• Have their property’s point calculation assessed

• Improve the energy label

• Determine if the property is suitable for room division

• Prepare for a possible permit application

If the municipality indeed provides more opportunities, well-prepared landlords will benefit.

Conclusion
Room rental in Eindhoven is not guaranteed, but it could be a promising strategy for the future. Properties with a good energy label and smart layout can score well within the point system.

The combination of municipal reconsideration, high demand, and an updated point system makes room rental an interesting opportunity again for landlords who want to plan ahead.