Price drops in and around Eindhoven

More homes in and around Eindhoven whose asking price was recently cut.

Property report01/08
No surprises after the keys.
01
What are you buying?

The listing read like a buyer’s agent: strengths, question marks, clauses.

02
Is the price realistic?

Our own valuation with a range beside the asking price. And: overbid or not?

03
What is living here like?

Scores for family, quiet, greenery and getting around, per address.

04
What shape is it in?

What the condition means for costs and your bid, your impression weighed in.

05
What is round the corner?

How good the schools are, and shops and transit in actual metres.

06
What could go wrong?

From the foundation to building plans: the risks around the home, lined up.

07
Much competition?

Comparable sales, time on market and your room to negotiate.

08
Buy it or not?

A verdict on the purchase, and what to check and ask before you bid.

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Sella 27, Veldhoven-1.7%
€ 850.000€ 865.000
Sella 27
A++
173 m²
Veldhoventoday
Winkelcentrum Woensel 151, Eindhoven-4.5%
€ 429.000€ 449.000
Winkelcentrum Woensel 151
A
99 m²
Eindhoventoday
Goudestein 57, Eindhoven-9.1%
€ 400.000€ 440.000
Goudestein 57
128 m²233 m²
Eindhoventoday
Ekelcamp 6, Lieshout-3.8%
€ 409.000€ 425.000
Ekelcamp 6
E
85 m²242 m²
Lieshouttoday
Keverberg 4, Eindhoven-4.1%
€ 465.000€ 485.000
Keverberg 4
C
135 m²
Eindhoventoday
Vliegende Koffer 8, Eindhoven-4.5%
€ 525.000€ 550.000
Vliegende Koffer 8
A
123 m²
Eindhoventoday
De Klencke 5, Eindhoven-1.4%
€ 690.000€ 700.000
De Klencke 5
B
114 m²
Eindhovenyesterday
Ullerberglaan 13, Eindhoven-2.5%
€ 585.000€ 600.000
Ullerberglaan 13
C
169 m²
Eindhovenyesterday
Fangorn 6, Geldrop-3.0%
€ 650.000€ 670.000
Fangorn 6
A
198 m²
Geldropyesterday
Zittardsestraat 43, Veldhoven-4.8%
€ 700.000€ 735.000
Zittardsestraat 43
A++
132 m²
Veldhovenyesterday
Crabethstraat 5 D, Eindhoven-4.0%
€ 379.000€ 395.000
Crabethstraat 5 D
A
78 m²
Eindhovenyesterday
Herselsestraat 31, Helmond-3.2%
€ 599.000€ 619.000
Herselsestraat 31
A+
191 m²
Helmond2 days ago
Verzetsheldenlaan 9, Eindhoven-4.3%
€ 895.000€ 935.000
Verzetsheldenlaan 9
B
219 m²926 m²
Eindhoven2 days ago
Rector Baptistlaan 37, Eindhoven-1.6%
€ 625.000€ 635.000
Rector Baptistlaan 37
A+++
126 m²115 m²
Eindhoven3 days ago
Schepen Maaslaan 15, Nuenen-2.3%
€ 679.000€ 695.000
Schepen Maaslaan 15
A
156 m²219 m²
Nuenen3 days ago
Van Vroonhovenlaan 32, Veldhoven-4.0%
€ 720.000€ 750.000
Van Vroonhovenlaan 32
A+
139 m²
Veldhoven3 days ago
St Nicasiusstraat 38
Photo 2 of St Nicasiusstraat 38Photo 3 of St Nicasiusstraat 38Photo 4 of St Nicasiusstraat 38Photo 5 of St Nicasiusstraat 38
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Indicative data, possibly incomplete or incorrect. Not advice, no rights can be derived from it. Always do your own research.

For salePrice reduced -3.8%

St Nicasiusstraat 38

Eindhoven · 5614CG

Apartment at St Nicasiusstraat 38 in Eindhoven (Tuindorp neighbourhood). The home was built in 1953 and has 86 m² of living space, 3 bedrooms and energy label B. The nearest railway station is Eindhoven Centraal (2 km). The nearest primary school is Wilakkers (240 m).

86 m²3 beds1953Label BApartment
Asking price€ 385,000
Was€ 400,000
Realistic price (indication)Only visible with Huisverklikker Pro
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Before you bid

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Property report for St Nicasiusstraat 38Soil, noise, foundation, building plans and the neighbourhood, plus an independent price indication beside the asking price.Read a sample report firstFreeA complete report on another address, first page to last. So you know what you are buying.
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Price & status history

  1. Relisted
    8 days ago
    € 385,000
    −€ 15,000
  2. Listed for sale
    3 Jun 2026
    € 400,000

Property details

Living area86 m²
Construction year1953
Property typeApartment
Bedrooms3
Bathrooms1
Energy labelB
WOZ value€ 384,000
OwnershipFreehold
Estate agent—

WOZ value over the years

Fetching WOZ history…

Age composition of the neighbourhood

This neighbourhoodNetherlands
Share of residents per age group in the Tuindorp neighbourhood against the Netherlands, source CBS.

Features

Points to note · Home & energy1
Share of renewable energyLow share renewable0%
Points to note · Demographics1
Residents in 100m grid cellVery densely populated100 persons
Points to note · Neighbourhood & market1
Permits <500 m (12 months)Much building pressure13
Points to note · Environment & risk6
Odour nuisance from road traffic (% seriously affected)High2.1%
Large industrial businesses within 5 kmHeavy industry nearby16
Urban heat island effectStrong heat island2 °C
Nitrogen deposition in the neighbourhoodHigh nitrogen deposition1,711.2 mol/ha/yr
Can find cooling outside the homeFew people find cooling outside42.5%
Number of risk sources within 1 kmMany sources8
Points to note10
Shared plotShared plotYes
Distance to airportNearby8.6 km
Odour nuisance from businesses/industry (% seriously annoyed)Elevated1.5%
Borders overburden Natura 2000 areaBorders congested areaYes
Industrial emitters within 2 kmMultiple sources4
Near waste incinerator/biomass facilityWithin ~5 km of waste incinerator / biomass facilityYes
PFAS standard breach within 10 kmLimit exceeded within 10 kmYes
Nitrogen restrictions for permits nearbyNitrogen restrictions nearbyYes
Able to find cooling in the propertyBelow the national average46.6%
Proportion of flexible employment contractsMuch flexible work36%· NL 32.5%
Plus points10
Zoning purpose (main category)Residential designationresidential
Building statusIn useBuilding in use
Plot area (cadastral plot)Generous plot336 m²
Energy index (primary fossil)Efficient (label A/B)190 kWh/m²/yr
Energy labelEconomicalB
WOZ value year-on-year change (municipality)Rising property values11%
Number of hazardous businesses within 1 kmNone in the neighbourhood0
Background concentration SO₂Very low0.623 µg/m³
Distance to waste incineration facilityFar away67.9 km
Distance to biomass plantAt distance (>3 km)3.8 km

Stations

Eindhoven Centraal2.0 km · Train station
Eindhoven Stadion2.5 km · Train station (halt)
Eindhoven Strijp-S3.6 km · Train station
Geldrop4.0 km · Train station

Construction plans & permits in the neighbourhood

Tap a category to show or hide it.

13 permits within 500 m · 2 construction plans within 1 km · 48 zoning plan amendments within 5 km. Click the map for each permit’s description.

Schools

Primary schools: doorstroomtoets
Wilakkers

100th percentile: high · LIB · grade 8: 33 pupils · total 349 pupils

No measured educational disadvantage

240 m
Basisschool De Klimboom

52nd percentile: average · IEP · grade 8: 40 pupils · total 370 pupils

Disadvantage score 29: more disadvantage than 70% of schools

451 m
Openbare Basisschool de Hasselbraam

76th percentile: high · LIB · grade 8: 27 pupils · total 272 pupils

No measured educational disadvantage

576 m
Vrije School De Regenboog

84th percentile: high · IEP · grade 8: 57 pupils · total 446 pupils

No measured educational disadvantage

703 m
Bs De Talisman

76th percentile: high · IEP · grade 8: 75 pupils · total 614 pupils

No measured educational disadvantage

793 m
basisschool Beppino Sarto

30th percentile: average · LIB · grade 8: 30 pupils · total 265 pupils

Disadvantage score 51: more disadvantage than 85% of schools

1.1 km
Basisschool Floralaan

73rd percentile: average · ROUTE 8 · grade 8: 50 pupils · total 287 pupils

Disadvantage score 9: more disadvantage than 40% of schools

1.3 km
Montessoribasisschool De Trinoom

49th percentile: average · IEP · grade 8: 56 pupils · total 539 pupils

No measured educational disadvantage

1.5 km
Salto-basisschool Reigerlaan

73rd percentile: average · IEP · grade 8: 52 pupils · total 966 pupils

No measured educational disadvantage

1.5 km
Basisschool BoschAkker

81st percentile: high · DIA · grade 8: 43 pupils · total 420 pupils

Disadvantage score 35: more disadvantage than 75% of schools

2.1 km
Secondary schools: exam results
Parmant Scholen voor vwo, havo, mavo, vbo, pro en Iwoo, locatie Parmant Innova

7th percentile: low · 85% passed · CE avg 6.1 · VBO/MAVO · 84 exam candidates

578 m
Parmant Scholen voor vwo, havo, mavo, vbo, pro en lwoo, locatie Parmant Aloysius

70th percentile: average · 94% passed · CE avg 6.6 · VBO/MAVO · 84 exam candidates

599 m
Augustinianum Scholengemeenschap voor Vwo en Havo

62nd percentile: average · 89% passed · CE avg 6.7 · HAVO/VWO · 169 exam candidates

656 m
Van Maerlantlyceum

31st percentile: average · 88% passed · CE avg 6.4 · HAVO/VWO · 145 exam candidates

1.3 km
Stg ROC Summa College, Willem de Rijkelaan 3

no exam results · MAVO

2.4 km
Lorentz Casimir Lyceum

91st percentile: high · 92% passed · CE avg 6.9 · HAVO/VWO · 182 exam candidates

2.5 km
Parmant Scholen voor vwo, havo, mavo, vbo, pro en lwoo, locatie Parmant Helder

48th percentile: average · 91% passed · CE avg 6.4 · HAVO/VWO · 23 exam candidates

2.5 km
Parmant Scholen voor vwo, havo, mavo, vbo, pro en lwoo

6th percentile: low · 82% passed · CE avg 6.1 · VBO/MAVO/HAVO/VWO · 277 exam candidates

2.5 km
Christiaan Huygens College voor Lyceum Havo Mavo Vbo Lwoo

69th percentile: average · 93% passed · CE avg 6.6 · HAVO/VWO · 220 exam candidates

2.7 km
Stg ROC Summa College, Habsburglaan 1

29th percentile: average · 91% passed · CE avg 6.3 · MAVO/HAVO · 141 exam candidates

2.8 km

Source: DUO Open Education Data · raw figures, not adjusted for the pupil population.

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