A quiet spot on the edge of Woenselse Heide
This end-of-terrace house sits on the Rode Kruislaan, a quiet road in Woenselse Heide, Eindhoven. The setting is described as being next to a park, with an open view, and the home is part of a residential area. Built in 1969, it has an energy label C. The asking price of €475,000 is in line with the market, compared with the neighbourhood average asking price of €477,604. For context, end-of-terrace houses in Eindhoven are listed at various price points.
The home itself
The house offers five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is 126 m² according to the agent, while the BAG registration records 122 m²; the plot is 198 m² in both. There is a front garden and a back garden of 85 m², facing west and accessible via the back alley. The property is freehold. According to the agent, the insulation includes partial double glazing, HR glazing and HR+ glazing, and the heating is provided by a combination boiler, an open fireplace and partial underfloor heating.
Woenselse Heide
Residents of the district of Woensel give their area an average score of 8.25, based on four reviews. One resident says: "It's a very quiet and clean neighbourhood and there's nothing to complain about anywhere." Another notes: "Years ago it was more of an 'our neighbourhood' feeling. That's no longer the case." The district has around 5,255 inhabitants, and about 45% of the homes are owner-occupied. These reviews describe the wider district rather than this specific street. For more on the Woenselse Heide neighbourhood, you can read further.
Amenities and transport
Daily errands are well covered. The Jumbo and Lidl supermarkets are just around the corner, with an Aldi a couple of streets away. SALTO-basisschool de Ontmoeting is a five-minute walk, and there are several other primary schools nearby. The nearest GP is Huisartsenpraktijk J. Berkhoudt, a ten-minute walk, and the Service Apotheek Jansen is just around the corner. Bus line 3 stops at Eindhoven, Den Eerdbrand, a couple of streets away. The nearest train station is Eindhoven Strijp-S, about 3.5 km from the home. The municipality of Eindhoven offers further amenities.
WOZ value and address data
The WOZ value for 2025 is €456,000, based on the reference date 1 January 2025. The asking price is 4% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 68%, from €271,000 to €456,000. As for the address, the road traffic noise level is 58 dB Lden, which is above the noise standard, while railway and aircraft noise are below the standard. The foundation risk indication is low, and the soil type is sand. For climate, the pluvial flooding risk is low, as is the current flood risk and the 2050 flood risk; heat stress is low now but medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Werner Sanders Makelaardij and Funda.
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Features
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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 Rode Kruislaan 87, Eindhoven
How does the asking price compare with the WOZ value?
The asking price of €475,000 is 4% above the WOZ value of €456,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price is also in line with the neighbourhood average asking price of €477,604, according to the precomputed comparison.
What is the layout of this end-of-terrace house?
The home has five rooms, including four bedrooms and one bathroom, spread over three floors. The living area is 126 m² according to the agent, while the BAG registration records 122 m². There is a front garden and a back garden of 85 m², facing west and accessible via the back alley. The property is freehold.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs compared with more efficient labels. The agent notes that the home has partial double glazing, HR glazing and HR+ glazing, and heating is via a combination boiler, an open fireplace and partial underfloor heating. The label itself does not indicate the condition of the construction.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data. The soil type is sand, and the home was built in 1969. This is an area-level indication, not an inspection of this specific property. No further details are provided in the listing.
What are the noise levels around this home?
The road traffic noise level at this address is 58 dB Lden, which is above the Dutch noise standard. Railway noise is 27 dB Lden and aircraft noise is 33 dB Lden, both below the standard. These figures come from public data for the year 2022 and 2023, and are area-level indications rather than measurements at the property itself.
Which supermarkets are closest to this home?
The nearest supermarkets are a Jumbo and a Lidl, both about 493 metres away, which is just around the corner. An Aldi is about 665 metres away, and another Jumbo is at 638 metres. An Albert Heijn is about 1 kilometre away. These distances are straight-line distances from the property.
What schools are near this property?
The nearest primary school is SALTO-basisschool de Ontmoeting, about 382 metres away, which is a five-minute walk. Other nearby schools include Openbare School voor Speciaal Basisonderwijs De Vijfkamp at 448 metres, SALTO-School De Tempel at 519 metres, and De Schelp at 544 metres. There are also secondary schools within about 0.7 km.
How is the public transport connection from this address?
The nearest bus stop is Eindhoven, Den Eerdbrand, about 247 metres away, served by bus line 3. Other stops on the same line are at Noordzeelaan (405 m) and Grebbeberglaan (494 m). The nearest train station is Eindhoven Strijp-S, about 3.5 km away. No travel times or destinations are stated in the listing.
What do residents say about the district?
Residents of the district of Woensel give their area an average score of 8.25, based on four reviews. One resident says: "It's a very quiet and clean neighbourhood and there's nothing to complain about anywhere." Another notes that the 'our neighbourhood' feeling has faded over the years. These reviews describe the wider district, not this specific street.
How has the WOZ value developed over the past five years?
The WOZ value has risen by 68% between 2020 and 2025, from €271,000 to €456,000. The reference date for the current value is 1 January 2025. This development is precomputed from the municipal data and is not a prediction of future value.
