The current state of the selling market in the Eindhoven area
The Dutch housing market remains a dynamic and challenging environment, with both national trends and regional nuances shaping its trajectory. North Brabant, particularly the Eindhoven area, stands out as a region where economic vibrancy and high demand for housing intersect. In this blog, we’ll delve into the recent developments in this area, including the price increases of 2024, and take a look at what 2025 may bring. Additionally, we’ll explore the phenomenon of overbidding, which plays a significant role here as well.
Housing Market in Eindhoven: Price Increases in North Brabant and the Region
Like in other parts of the Netherlands, North Brabant is experiencing rising home prices. In 2024, prices increased by an average of 4-6% in this province, slightly lower than in the Randstad but still significant. Eindhoven, the economic engine of the region, exceeded this average with a nearly 7% increase. The high concentration of technology companies, the presence of TU Eindhoven, and a thriving expat community contribute to the ongoing demand for housing. Apartments are particularly popular in Eindhoven, partly due to many new developments and strong demand from starters and expats.
In surrounding municipalities such as Helmond, Veldhoven, and Best, we also see significant price developments. These areas benefit from their proximity to Eindhoven and offer a relatively larger supply of family homes in green, spacious neighborhoods. In these locations, the price development of family homes lagged slightly behind that of apartments, which saw sharper price increases in Eindhoven. The average price increase in 2024 in these areas was around 4-5%.
Expectations for 2025 suggest a slight slowdown in price growth to around 3-4%. This is partly due to planned new construction projects aimed at increasing housing supply. North Brabant has ambitious construction plans to ease the housing shortage, especially targeting first-time buyers and middle-income households. The province collaborates with municipalities and developers through programs like Programma Wonen and Regional Housing Deals. Compared to the national average, housing prices in Eindhoven are higher. The current average price per square meter in Eindhoven is around €4,500. Recent data show that prices in Eindhoven are rising faster than the national average. Charts are frequently used to illustrate these trends. Compared to neighboring municipalities, price increases in Eindhoven are clearly stronger, underscoring the city's appeal. While demand remains high, especially in economic hotspots like Eindhoven, the additional supply could eventually contribute to a more balanced market.
Bidding Above Asking Price: The Pressure Remains High
Bidding above the asking price is a major trend in North Brabant, especially in and around Eindhoven. Statistics show that in over 55% of home sales in this region, the final price is above the asking price, with average overbidding between 5-7%. This is slightly below the national average but still indicates strong competition. The number of homes sold above asking price continues to rise, further intensifying pressure on the market.
In popular neighborhoods of Eindhoven such as Strijp-S, Villapark, and De Bergen, homes are often overbid by as much as 10%. These areas are in high demand among young professionals and families alike. Price per square meter varies greatly between these neighborhoods, making comparisons crucial before making an offer. See the chart below for an overview of overbidding per district. These neighborhoods combine urban amenities with distinctive architecture and vibrant community life.
Outside Eindhoven, in towns like Valkenswaard, Nuenen, and Geldrop, overbidding is less extreme but still common. Here, prices are relatively lower, and there's more space and tranquility—attractive qualities for families and those seeking to live just outside the city. The Eindhoven housing market is dynamic and competitive, making it vital for buyers to stay alert to new opportunities.
Market tightness remains the main driver of this trend. With a growing expat population, a strong economy, and a continuous influx of highly educated professionals, demand in Eindhoven significantly outpaces supply. This forces buyers to act quickly and offer competitively.
Other Trends in the Province of North Brabant
Besides rising prices and overbidding, there are several other notable trends affecting buyers and sellers alike:
1. Sustainability as a Selling Point Homes with high energy labels (A or B) are in strong demand in Eindhoven and surrounding towns. Energy-saving features like solar panels, heat pumps, and good insulation are increasingly valued by buyers. This aligns with the sustainability goals of many local governments, with Eindhoven leading the way. New neighborhoods such as Brainport Smart District focus on combining technology, circularity, and energy efficiency.
Governments are also encouraging homeowners to make existing properties more sustainable through subsidies, increasing their market value. For buyers, such homes mean lower energy bills and a future-proof investment. Sellers should consider a smart plan for energy upgrades to boost home value.
2. Expats and Their Market Influence The international population in Eindhoven continues to grow due to the presence of major employers like ASML, Philips, NXP, and the High Tech Campus. Many expats begin with rental homes but increasingly buy after a few years.
This trend has multiple effects:
• Continued demand in well-connected, popular neighborhoods.
• A competitive international market where speed and strong bids are essential.
• Expats often have more purchasing power than first-time Dutch buyers, increasing price pressure.
Many sellers now target expats, making the market more dynamic. Real estate agents play a vital role in guiding expats through the purchase process, from search to completion. Developers and brokers increasingly offer English-language services and expat-friendly procedures.
3. Regional Demand Differences Although Eindhoven leads the market, surrounding towns are gaining traction. Helmond, Veldhoven, Geldrop, Nuenen, and smaller towns like Son en Breugel or Waalre benefit from Eindhoven's tight market. These areas offer more spacious, greener, and often more affordable homes.
Buyers willing to live slightly farther from the city center find good opportunities here. Young families, remote workers, and dual-income households increasingly choose peace and space, with Eindhoven still within 20 minutes. It's essential to compare neighborhoods carefully, as they differ in price, amenities, and atmosphere. Being informed on market trends helps buyers make better decisions.
New Construction as a Hopeful Development
To ease housing pressure, North Brabant is investing heavily in new construction. The province aims to build tens of thousands of homes by 2030. Major expansion plans are underway in Eindhoven and surrounding municipalities. This means the supply of new homes will rise significantly in the coming years, with many intended for sale.
Examples include:
• District E in Eindhoven's center, featuring hundreds of apartments and homes, many for sale.
• Vredeoord, a sustainable neighborhood focused on greenery, efficiency, and accessibility.
• Rural projects in towns like Boekel, Reusel-De Mierden, and Sint-Oedenrode, balancing growth and livability.
Though many projects are still in planning, several are expected to start in 2025. First-time buyer homes and mid-market housing will be prioritized. New build prices will reflect current market trends to ensure a range of buyers can find suitable options.
Buying vs. Renting in North Brabant
In Eindhoven and North Brabant, many face the decision of buying or renting. The chart below shows how Eindhoven home prices have evolved. In Q1 2025, the average asking price rose to €518,212—a 4.64% increase from the previous quarter. While this reflects strong demand, it also makes it harder for first-time buyers.
Eindhoven has a unique market compared to other Dutch cities, with a mix of modern apartments and spacious family homes. Demand remains high due to economic growth and population inflow, pushing average sale prices above those in neighboring towns.
For potential buyers, it’s essential to look beyond current asking prices and consider long-term market value. Buying can be more economical than renting over time, especially if prices continue to rise. However, it requires solid preparation and local knowledge. Market trend charts can help buyers decide whether to buy or rent.
Regulation and Government Measures
Eindhoven’s housing market is strongly influenced by government regulation. The municipality promotes housing supply expansion via new construction and improved access for first-time buyers. This is done in cooperation with provincial and municipal partners.Interest rates are another key factor. Fluctuations directly impact purchase prices and transaction volumes. Lower rates boost buying power; higher rates can reduce demand.
Other key policies include sustainability subsidies and stricter energy standards for new builds. These raise both the appeal and value of energy-efficient homes, which are increasingly in demand. To succeed in this market, both buyers and sellers must stay updated on the latest policies and incentives.
Mortgage Rates and Financing
Mortgage rates remain a major influence on the housing market. In 2024, rates were stable around 4-4.5%, offering some certainty for buyers. Average monthly payments for a home in Eindhoven are around €1,200, depending on loan and term.Forecasts for 2025 are mixed. If inflation remains stable and ECB policy consistent, rates may fall slightly, encouraging more buyers. However, any increase could reduce borrowing capacity.
Recent data show fluctuating financing options. Lower rates increase buyers' chances in bidding wars. In Eindhoven, an average of €3,500 per square meter is financed, depending on location and property type. Buyers are advised to arrange financing early and consult local mortgage advisors.
What This Means for Buyers and Sellers
Sellers benefit from the current conditions, especially in areas like Eindhoven, Veldhoven, and the Brainport region. Limited supply and high demand mean quick and profitable sales.
Tips for sellers:
• Develop a structured sales plan.
• Hire a real estate agent for guidance throughout the process.
• Compare agents based on performance and fees.
• Get a professional valuation for realistic pricing.
• Invest in energy efficiency to boost appeal.
• Use professional photos and floor plans for online visibility.
• Work with a local expert for pricing strategy and timing.
Buyers need to be well-prepared. Competition is tough, and timing is crucial.
Tips for buyers:
• Secure financing in advance.
• Be flexible on location (consider suburbs).
• Consider a buying agent for bidding strategy.
• Evaluate energy performance due to future costs and regulations.
Future Outlook
The next few years will be pivotal for the North Brabant housing market, particularly in Eindhoven. Demand is expected to remain strong, supporting stable growth and price increases. The average sale price in Eindhoven is likely to continue rising due to the city’s appeal and economic vitality.
To buy or sell successfully in Eindhoven, a clear understanding of local conditions is essential. Local real estate agents offer valuable guidance. Whether you’re looking to buy, sell, or simply monitor the market, understanding price trends and market dynamics is the first step toward a successful move.
The outlook is positive but complex. With solid planning, accurate information, and the right partnerships, buyers and sellers can make the most of opportunities in Eindhoven and across North Brabant.
Conclusion
The housing market in North Brabant, especially in Eindhoven, remains active and fast-moving. Prices are rising, overbidding is common, and trends like sustainability and expat influence are shaping demand. While new construction in 2025 and beyond may bring some relief, buyers still face a competitive environment.
Sellers continue to benefit but should adapt to changing buyer preferences, including interest in energy efficiency and modern amenities.The future is promising but requires thoughtful strategy. Economic shifts, policy changes, and regional factors all play a role. For anyone involved in this market—whether buyer, seller, investor, or first-timer—access to accurate information, good timing, and expert support will be key to success. Need help navigating these challenges? Feel free to contact us for personalized advice.