Hondsheuvels, Eindhoven

Living in Hondsheuvels

Hondsheuvels is urban but not overwhelming, and living here overwhelmingly means apartment living — 98% of the stock is flats.

With just 908 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 Hondsheuvels

The average home value (WOZ) in Hondsheuvels is €293,000, which puts it at #83 of 101 neighborhoods in Eindhoven — 17% below the city median, which makes it one of the more approachable entry points into the city. For scale: Eindhoven's cheapest buurt averages €144,000 and its most expensive €1,204,000, so Hondsheuvels sits in the budget band of the city.

The direction of the market: between 2019 and 2025 the average WOZ value here rose from €291,000 to €304,000, up 4% — slower 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 34% of homes are owner-occupied, and 60% of the stock is social housing that never reaches the open market. 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, Hondsheuvels is one of the older neighborhoods in the city — seniors form the largest group (63% of its 375 residents), followed by 25-to-45 year olds at 13%. More than half of all households (59%) are single-person — this is a neighborhood of independents, not minivans. The average household counts 1.6 people.

As for who your neighbors would be: incomes skew modest — 71% of households are in the lower national bracket.

Daily errands, coffee and dinner

Day to day: groceries are a non-issue — 3 large supermarkets within a kilometer; dining out means a short trip: only 5 cafés or restaurants sit within a kilometer.

The practical checklist most buyers forget to make: pharmacy 10 min walk · GP 1 min · hospital 0.3 km · library 2.7 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 14 minutes on foot; daycare is 0.9 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is a 4-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the station is an 8-minute cycle, standard Dutch commuting range; the nearest highway on-ramp is 3.0 km away; and at 0.4 cars per household, most residents simply don't own one — if you do, factor in permit costs and waiting lists before you buy.

Before you bid in Hondsheuvels

Before you bid in Hondsheuvels: 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. Beyond that, with many older residents, more homes will come to market here over the coming years than the recent past suggests — patience can pay.

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 Hondsheuvels is out of reach or you want alternatives.