Fellenoord, Eindhoven

Living in Fellenoord

Fellenoord is city living in its most compact form, and this is apartment territory: only about 1 in 100 homes is a house.

With just 860 residents per km², this is space by Dutch standards.

Eindhoven's housing market rides the Brainport tech economy — ASML and its suppliers pull in international engineers on good salaries, and prices in family neighborhoods have risen accordingly. English-speaking buyers are common here, which shows in how listings are marketed.

The housing market in Fellenoord

At €183,000 average WOZ value, Fellenoord ranks 100 out of 101 Eindhoven neighborhoods on price — 48% below the city median, leaving room in the budget that pricier neighborhoods would swallow. For scale: Eindhoven's cheapest buurt averages €144,000 and its most expensive €1,204,000, so Fellenoord sits in the budget band of the city.

The direction of the market: between 2019 and 2025 the average WOZ value here rose from €127,000 to €210,000, up 65% — faster than the city as a whole (+57%). WOZ values lag the market by about a year, but the trend itself is reliable.

Here is the catch for buyers: only 0% of homes are owner-occupied. Few homes come up for sale, so when one does, expect competition and act fast on viewings. The upside of the same number: neighborhoods with a big rental base tend to feel lively and transient rather than settled — decide which you want before you fall for a listing.

Who lives here

Demographically, Fellenoord is a young-adult neighborhood — the 25-to-45 group outnumbers everyone else (63% of its 190 residents), followed by 15-to-25 year olds at 35%. More than half of all households (85%) are single-person — this is a neighborhood of independents, not minivans. The average household counts 1.2 people.

As for who your neighbors would be: incomes skew modest — 66% of households are in the lower national bracket.

Daily errands, coffee and dinner

Day to day: groceries are a non-issue — 8 large supermarkets within a kilometer; eating out is the default here — around 43 cafés and restaurants inside a kilometer.

The practical checklist most buyers forget to make: pharmacy 13 min walk · GP 13 min · hospital 2.0 km · library 0.9 km · 4 cinemas within 5 km. None of these will decide a purchase on their own, but a GP taking new patients nearby is the kind of thing you only miss after moving.

Families and schools

For families: the nearest primary school is 2 minutes on foot; daycare is 0.2 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is a 6-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the train station is 11 minutes on foot — commuting without a car is the natural choice; the nearest highway on-ramp is 3.4 km away; car ownership is moderate (0.8 per household).

Energy and running costs

Since 100% of the stock predates 2000, always check the energy label of a specific listing — the difference between label C and label F on an average home here is easily a few thousand euros a year in heating, and it changes what you can sensibly bid.

Before you bid in Fellenoord

Before you bid in Fellenoord: listings are scarce here, which pushes bidding above asking more often — decide your maximum before the viewing, not during it. Also, the price gap with the rest of Eindhoven is real, but so is the reason for it — walk the neighborhood at different times of day before committing.

None of these averages can tell you whether the specific house you found is fairly priced — that depends on its size, energy label, state of maintenance and the recent sales around it. That is exactly what a free HomeReview report checks, in about 10 seconds, for any Dutch address.

Frequently asked questions

Similar neighborhoods in Eindhoven

Closest in price — worth a look if Fellenoord is out of reach or you want alternatives.