Muschberg, Geestenberg, Eindhoven

Living in Muschberg, Geestenberg

Muschberg, Geestenberg is urban but not overwhelming, and most of its 1,930 homes are houses rather than apartments — front doors, gardens, street parking.

At 5,103 residents per km² the buurt is busy without being packed.

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 Muschberg, Geestenberg

The average home value (WOZ) in Muschberg, Geestenberg is €303,000, which puts it at #73 of 101 neighborhoods in Eindhoven — 14% 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 Muschberg, Geestenberg sits in the middle band of the city.

The direction of the market: between 2019 and 2025 the average WOZ value here rose from €200,000 to €341,000, up 71% — faster than the city as a whole (+57%). WOZ values lag the market by about a year, but the trend itself is reliable.

Ownership is split: 46% owner-occupied against 54% rental, including 45% social housing. Enough homes trade hands to give you comparable sales, but check what's actually for sale versus rented in the specific block you're eyeing — the mix can flip from one street to the next.

Who lives here

Demographically, Muschberg, Geestenberg is a young-adult neighborhood — the 25-to-45 group outnumbers everyone else (30% of its 3,940 residents), followed by 45-to-65 year olds at 25%. Households split into 48% singles and 27% families with children — a real mix rather than one lifestyle. The average household counts 1.9 people.

As for who your neighbors would be: incomes skew modest — 49% of households are in the lower national bracket; average income per resident is €28,000 a year.

Daily errands, coffee and dinner

Day to day: the nearest large supermarket is about 7 minutes' walk; dining out means a short trip: only 3 cafés or restaurants sit within a kilometer.

The practical checklist most buyers forget to make: pharmacy 10 min walk · GP 10 min · hospital 3.3 km · library 4.0 km · 3 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 11 minutes on foot; daycare is well covered (2 locations nearby) — though Dutch waiting lists mean you register the week you know you're expecting, not the week you need it; secondary school is a 7-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the nearest train station is 3.8 km out, so day-to-day life here leans on the car or bus; a highway on-ramp 1.7 km away makes car trips easy — check whether through-traffic noise reaches the street you're considering; car ownership is moderate (0.8 per household).

Energy and running costs

97% of homes were built before 2000. Two identical-looking houses on the same street can differ by hundreds of euros a month once heating is counted — the energy label tells you which one you're looking at, and lenders increasingly price it into your mortgage too.

Before you bid in Muschberg, Geestenberg

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

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