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.

Price increases in Noord-Brabant and the Eindhoven area

Like other parts of the Netherlands, Noord-Brabant has seen rising house prices. In 2024, prices in this region increased by an average of 4-6%, slightly below the national average but still notable. Eindhoven, as the economic engine of the area, outpaced this average with an increase of nearly 7%. The high concentration of tech companies, the presence of Eindhoven University of Technology, and a thriving expat community contribute to the sustained demand for housing.

Surrounding municipalities such as Helmond, Veldhoven, and Best also experienced significant price growth, benefiting from their proximity to Eindhoven and a relatively larger supply of family homes in greener, more spacious neighborhoods. Here, average price increases in 2024 hovered around 4-5%.

For 2025, experts expect a modest slowdown in price increases to around 3-4%, driven partly by a potential uptick in new construction projects in the region. Noord-Brabant has ambitious plans to address housing shortages, focusing on homes for first-time buyers and middle-income households. This may relieve some market pressure, although demand is expected to remain high in economic hotspots like Eindhoven.

Overbidding: High pressure persists

Overbidding is a key trend in Noord-Brabant, particularly in and around Eindhoven. Statistics show that over 55% of homes in this region sell above the asking price, with an average overbid of 5-7%. This is slightly below the national average but still underscores the fierce competition.

In popular Eindhoven neighborhoods such as Strijp-S, Villapark, and De Bergen, overbids can reach up to 10% above the asking price. These areas are highly sought after by young professionals and families alike. Outside Eindhoven, in municipalities like Valkenswaard and Geldrop, overbidding is less extreme but still common.

The market’s tightness is a major driver of this trend. With a growing expat population and a steady influx of highly educated professionals, demand for homes in Eindhoven outstrips supply. This forces buyers to act quickly and bid high to secure a property.

Other trends in Noord-Brabant

In addition to rising prices and overbidding, several other notable trends define the current housing market in this region:

1. Sustainability as a selling point
   Homes with high energy ratings (A or B) are particularly desirable in Eindhoven and surrounding areas. This aligns with the city’s ambitious sustainability goals. New developments like Brainport Smart District combine technological innovation with sustainable living solutions.

2. Expats and their market influence
   Eindhoven’s international population continues to grow, fueled by companies like ASML, Philips, and NXP. This not only drives up rental prices but also increases demand for homes to buy. Many expats choose to stay after a few years and invest in property.

3. Regional variations in demand
   While Eindhoven remains a hotspot, surrounding cities like Helmond are becoming increasingly attractive to families seeking more space at lower prices. This offers opportunities for buyers willing to compromise on commute times.

What this means for buyers and sellers in Noord-Brabant

For sellers in Eindhoven and the surrounding area, the market remains in their favor. The combination of strong demand and limited supply ensures that homes sell quickly and at high prices. This is especially true for well-maintained, sustainable properties in prime locations.

For buyers, the challenges persist. A strategic approach is essential. Engaging a professional real estate agent can help buyers develop the right bidding strategy. It’s also important to carefully consider budgets, as overbidding is often necessary to secure a home.

Conclusion

The housing market in Noord-Brabant, particularly in Eindhoven, reflects both national trends and unique regional characteristics. Prices continue to rise, overbidding is the norm, and sustainability and expat-driven demand are playing an increasingly important role. While new construction projects in 2025 may provide some relief, buyers must be well-prepared to navigate the market effectively. Sellers, meanwhile, can continue to benefit from favorable conditions, but should also adapt to the growing demand for modern, energy-efficient homes.

The future of the housing market in Eindhoven and Noord-Brabant looks positive yet challenging. Careful planning and local market insights will be key to successfully navigating these dynamic times.