Emmasingel 31-201
Binnenstad, Eindhoven
NeighbourhoodA high-rise home in the heart of Eindhoven
This apartment on the 20th floor of Emmasingel 31-201 puts you right in the middle of Eindhoven's Binnenstad, a neighbourhood that buzzes with energy. Built in 2001, the home offers a living area of 109 m² according to the agent, with a price of €659,000. That asking price is 33% below the average asking price of €980,327 for apartments in Eindhoven, which puts it on the low side compared to the local market.
Inside the apartment
This three-room apartment has two bedrooms and one bathroom, spread over a single floor. The home is fully owned and comes with wall and floor insulation, plus district heating with underfloor heating throughout and a heat recovery system. The monthly homeowners' association fee is €345. According to the BAG registration the living area is 108 m², while the agent lists 109 m².
The Binnenstad neighbourhood
Living in the Binnenstad means being surrounded by the historic centre of Eindhoven, with its shops, restaurants and cultural spots. The neighbourhood counts about 4,070 residents, many of them young and single. Residents across the municipality of Eindhoven give their living environment an average score of 7.62, based on 79 reviews. One resident says: "Nice quiet neighbourhood, all amenities nearby." Another notes: "Quiet, no nuisance, sometimes difficult neighbours, otherwise everyone is very much to themselves but still always curious about what others are doing." These reviews reflect the wider municipality, not just this specific neighbourhood. For a closer look at what the area offers, see the Binnenstad neighbourhood.
Amenities and transport
Daily errands are easy from here. A SPAR supermarket is on your doorstep, with a Jumbo just around the corner and an Albert Heijn a couple of streets away. Basisschool Anton van Duinkerken is a five-minute walk, and the GP practice Snoeren en Westein and BENU Apotheek Hoog Bergen are both about a ten-minute walk. For public transport, the bus stop Eindhoven, Witte Dame is on your doorstep with lines 14, 15, 16, 18, 19, 114, 319 and 619, and Eindhoven Centraal station is a five-minute walk. The municipality of Eindhoven offers all this and more, as you can see on the page for the municipality of Eindhoven.
WOZ value and address data
The WOZ value of this home is €610,000 as of 1 January 2025, and the asking price is 8% above that value. Between 2020 and 2025, the WOZ value rose by 36%, from €448,000 to €610,000. As for the address, the noise level from road traffic is 61 dB Lden, which is above the norm, while railway and aircraft noise stay below the norm. The foundation risk indication is low, with sandy soil. For climate, the indication for pluvial flooding at heavy rain is elevated, while the current flood risk is low and the heat stress indication is medium. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Broekx Makelaardij & Hypotheken.
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About Emmasingel 31-201, Eindhoven
How does the asking price compare to the WOZ value?
The asking price of €659,000 is 8% above the WOZ value of €610,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Over the past five years, the WOZ value has increased by 36%, from €448,000 in 2020 to €610,000 in 2025.
What is the layout of this apartment?
According to the agent, this apartment has three rooms, including two bedrooms and one bathroom, all on a single floor. The living area is listed as 109 m² by the agent, while the BAG registration states 108 m². The home is located on the 20th floor and has a volume of 361 m³.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. This means the home is likely to have relatively low energy costs compared to less efficient labels. The agent also mentions wall and floor insulation, district heating with underfloor heating throughout, and a heat recovery system. These features contribute to the home's energy performance.
What are the noise levels around this address?
According to public risk data, the noise level from road traffic is 61 dB Lden, which is above the Dutch noise norm. Railway noise is 35 dB Lden and aircraft noise is 25 dB Lden, both below the norm. These are area-level indications based on data from Atlas Leefomgeving, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low, and the soil type is sand. This is an area-level indication based on public data, not an inspection of the specific property. It gives a general idea of the risk in the area, but a structural survey would be needed for a definitive assessment.
What are the climate risks for this location?
The climate risk indications for this address include an elevated risk of pluvial flooding during heavy rain, a low current flood risk, and a medium heat stress indication. These are area-level indications from the Klimaateffectatlas, not specific to the property. They help understand potential climate-related challenges in the area.
Which supermarkets are nearby?
There are several supermarkets within walking distance. A SPAR is just 172 metres away, a Jumbo is 242 metres away, and an Albert Heijn is 300 metres away. There is also an AH to go at 429 metres and another Jumbo at 503 metres. This makes daily grocery shopping very convenient.
What schools are close to this apartment?
Basisschool Anton van Duinkerken is 436 metres away, and Saltomontessorischool de Trinoom is 502 metres away. Both are primary schools. For secondary education, the nearest school is about 1.6 km away. There are also childcare options within about 900 metres.
How is the public transport connection?
The bus stop Eindhoven, Witte Dame is just 58 metres away, with lines 14, 15, 16, 18, 19, 114, 319 and 619. Another stop, Eindhoven, Vrijstraat, is 127 metres away with many more lines. Eindhoven Centraal train station is 449 metres away, so you can easily reach other parts of the city and beyond.
What is the neighbourhood like?
The Binnenstad is the central neighbourhood of Eindhoven, with about 4,070 residents. It is a very urban area with a high address density. Residents across the municipality give an average score of 7.62 out of 10, based on 79 reviews. One resident says it's a "nice quiet neighbourhood, all amenities nearby," while another mentions it's "quiet, no nuisance." These reviews reflect the wider municipality, not just this specific neighbourhood.
Statistics for Binnenstad
Figures on residents, liveability and the housing market
| Sale price | €980,327 | €550,000 |
|---|---|---|
| Sale per m² | €6,369 | – |
| Rent price | €1,641 p/m | €1,523 p/m |
| Rent per m² | €23 p/m | – |
Experiences from Centrum
How residents experience their district
Very peaceful and relaxed. As it's inside the university, mostly people associated with the university are around.
Auto-translated to English by AIStatistics for Centrum
Figures on residents, liveability and the housing market
| Sale price | €750,758 | €580,983 |
|---|---|---|
| Sale per m² | €6,456 | – |
| Rent price | €1,860 p/m | €1,790 p/m |
| Rent per m² | €23 p/m | – |
Experiences from Eindhoven
How residents experience their municipality
Nice quiet neighbourhood, all amenities nearby.
Auto-translated to English by AIQuiet, no nuisance, sometimes difficult neighbours, otherwise everyone is very much to themselves but still always curious about what others are doing. In terms of nature, it is very extensive and there are many opportunities.
Auto-translated to English by AIIt's a beautiful, quiet, clean and spacious neighbourhood. I experience the area as safe and child-friendly. In terms of noise, it's pleasantly quiet: you hardly hear any planes, at most occasionally a military helicopter during the day. There are good schools and the neighbourhood is very international, with a nice mix of locals and knowledge migrants. This is also due to its favourable location relative to the High Tech Campus, the ASML campus and ISE. Accessibility is good, with several bus lines (401, 402, 403 and 20) and fast arterial roads towards the centre and Best. In the centre of Meerhoven there are three supermarkets (Lidl, Albert Heijn and Jumbo), a GP, dentists and childcare. By bike you can reach Strijp-S in about 10 minutes and the centre of Eindhoven in 15 to 20 minutes. In addition, there is a lot of greenery, with beautiful walking routes along the golf course and through Park Meerland. A downside is that it's not very lively: there are few activities and hardly any catering facilities. All in all, I think it's one of the better neighbourhoods in Eindhoven. The centre is easily accessible by bike and it's a good choice if you want to live quietly, without being too far from the city. If you're looking for a cosy, lively neighbourhood with lots of nightlife, Meerhoven is probably less suitable.
Auto-translated to English by AIA quiet neighbourhood, with nice people. Small playground, large grass field, lots of trees and bushes, many shops and schools nearby. Live close to a beautiful park with a big playground. Near GP and hospital. Neighbourhood is safe and clean. We really enjoy living here.
Auto-translated to English by AII'm constantly asking for advice. Improving the pavements and removing weeds!!! Rembrantplein and 2 other streets really need to be cleaned.! Remco van Wij Eidhoven and I have also spoken to Trudo, but they won't do anything about it.! It's not their responsibility.!! Will you please do something about this? Vaartbroek also got new paving stones. Thank you for listening.
Auto-translated to English by AIVery safe and protected for my children, nice neighbours
Auto-translated to English by AIUnfortunately, the neighbourhood is deteriorating. A lot of rubbish is dumped and the police often have to come. Education: there are schools nearby and it's green enough. Shops are conveniently close and the houses have just been completely renovated.
Auto-translated to English by AIPeople are becoming increasingly distant. More and more (sometimes) unjustified urgent cases. Not good. The neighbourhood is being taken over by too many nationalities, who don't seek contact. Parking problems due to charging stations.
Auto-translated to English by AIStatistics for Eindhoven
Figures on residents, liveability and the housing market
| Sale price | €554,256 | €496,839 |
|---|---|---|
| Sale per m² | €4,966 | – |
| Rent price | €1,786 p/m | €1,715 p/m |
| Rent per m² | €20 p/m | – |
Location and amenities
Emmasingel 31-201, Eindhoven
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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