Many internationals who move to the Brainport region for work end up buying a house within a year or two. The market around Eindhoven and Veldhoven is tight, so you often buy what is available, not exactly what you want, and plan to change it. This guide is about that second part: which houses you find in which neighbourhoods, what to check before you sign, and what buyers typically renovate. It is written by Boers & Breuer Totaalbouw, a building company that renovates homes across Brabant, from what we see on site every week.
| Built | Where you find it | What usually needs doing |
|---|---|---|
| 1920s and 1930s | Stratum, Gestel, Strijp, Villapark, Philipsdorp | Wiring, water pipes, insulation of floor, walls and roof, often an open ground floor |
| 1950s to 1970s | Woensel, Tongelre, Zonderwijk and Cobbeek in Veldhoven | Kitchen and bathroom, insulation, new frames, often an extension or dormer |
| 1980s and 1990s | Woensel-Noord, 't Look and Heikant in Veldhoven | Kitchen, bathroom, frames, sometimes an extra floor on a flat roof |
| 2000s to now | Meerhoven, Zilverackers, Huysackers | Bathroom and toilet upgrade, finish, extension once the family grows |
Which houses you find where
Eindhoven grew with Philips, and its neighbourhoods follow that timeline. South and west of the centre, in Stratum, Gestel and Strijp, are the pre-war streets: houses from the 1920s and 1930s with high ceilings, bay windows and character. They are popular with international buyers and they are also the houses with the most hidden work. Philipsdorp, the historic workers' village built by Philips, has stricter rules for changes to facades and roofs, so check those before you plan a dormer or new frames.
North of the centre, Woensel is the largest district: mostly terraced and family homes from the 1950s to the 1980s. They are practical, the gardens are often deep enough for an extension, and the attics suit a dormer. Tongelre and the area around the Achtse Barrier have more 1960s and 1970s homes, some with flat roofs.
On the west side, Meerhoven was built from the late 1990s onwards. The houses are well insulated for their age but finished to a basic standard. Veldhoven follows a similar pattern: old village cores in Zeelst, Meerveldhoven and Oerle, family neighbourhoods such as Zonderwijk, Cobbeek and 't Look from the 1960s to the 1980s, and the newest areas Zilverackers and Huysackers.
What to check before you buy
In the Netherlands the seller has a duty to disclose known defects, but the buyer is expected to investigate. That makes these checks your responsibility, not the seller's.
The structural survey
A structural survey (bouwkundige keuring) by an independent inspector costs a few hundred euros and tells you the state of the roof, walls, floors, frames and installations. It is usually done after your offer is accepted, within the period in which you can still withdraw if your contract has a condition for it. Ask your estate agent to include that condition. For older houses in Stratum or Gestel, we would not buy without one.
The installations
Look at the consumer unit (groepenkast) in the meter cupboard. A small box with screw-in fuses and no earth leakage protection means the wiring is old and will probably need replacing. Ask how old the boiler is, and whether the water pipes have ever been replaced. In pre-war houses, lead pipes still turn up.
The energy label and insulation
Every house for sale has an energy label from A++++ to G. It says a lot about comfort and future costs. A house with label E, F or G will need insulation, and that is best done together with other renovation work, not afterwards. Part of the insulation can qualify for the national ISDE subsidy.
What the zoning plan allows
If you buy with an extension or a dormer in mind, check before you buy whether it is realistic. At the back of a house, an extension of up to 4 metres is often permit-free, and a dormer on the back roof often too. On a corner plot, in Philipsdorp, or on the street side, the rules are stricter. A contractor can look at this with you during a viewing.
Financing the renovation
Dutch banks let you include renovation costs in your mortgage, up to a limit based on the value of the house after renovation. The money goes into a construction deposit (bouwdepot): an account from which the bank pays the contractor's invoices once you approve them. For that, the bank usually wants a quote before the mortgage is finalised. So the order is: viewing, renovation estimate, offer, survey, quote, mortgage. Contact a contractor early, not after the keys.
Plan the timing as well. Between signing and the transfer at the notary (overdracht) there are usually two to three months. That is exactly the time to prepare permits and planning, so the work can start the week you get the keys. Renovating before you move in is faster, cheaper and far less stressful than living in a building site.
What buyers typically renovate
For pre-war houses, almost always the invisible part first: wiring, pipes and insulation, followed by an open kitchen and a new bathroom. That is a full home renovation, and for a terraced house it typically takes 8 to 16 weeks. For 1960s to 1980s family homes, it is more often a bigger kitchen in a home extension, a dormer for an extra bedroom, and new frames. For new-builds in Meerhoven or Zilverackers, the basic bathroom is usually the first thing to go, followed by an extension a few years later.
Each service page has guide prices per type of project, so you can build a first budget before you talk to anyone.
New-builds: what owners upgrade first
Buying a new-build in the Netherlands often means getting a house with a basic bathroom, toilet and kitchen, and sometimes without floors. At handover, you and the builder go through a list of defects (opleverpunten) that the builder has to fix. After that, the upgrades are yours. Most owners start with the bathroom and floors, then add a garden room or extension once the family grows. Because new-builds are well insulated and have modern installations, those upgrades are usually quicker and cheaper than in an older house.
Summary
Know which era your house is from, and you know roughly what it will need. Get a structural survey, look at the consumer unit and the energy label, and check what the zoning plan allows before you buy. Involve a contractor before your mortgage is final, so the renovation fits in your construction deposit. And use the months before the transfer to prepare, so the work starts the day you get the keys. We do this for international buyers in Eindhoven, Veldhoven and the rest of Brabant, in English.
Frequently asked questions
Can a contractor come to a viewing?
Yes, and it is often worth it for a house that needs work. We can give you a realistic idea of what the renovation will involve and roughly cost. That is not a replacement for a formal structural survey by an independent inspector.
How much should I budget for renovating an older house?
For a full renovation of a terraced house of 100 to 120 m², count on roughly €80,000 to €150,000, and keep 10 percent aside for surprises. See our full home renovation page for the full breakdown.
Can I include the renovation in my mortgage?
Usually yes, through a construction deposit (bouwdepot). The bank needs a quote to set the amount, so get one before your mortgage is finalised.
Should I renovate before moving in?
If you can, yes. It is faster, it avoids living in dust and noise, and the crew can work without having to protect your furniture. Use the time between signing and the transfer to prepare permits and planning.
Is a new-build house a better choice?
It depends on what you want. A new-build needs almost no renovation and has a good energy label, but less character and often a smaller garden. An older house gives you more character and location, with a renovation budget on top.
Planning a renovation in Brabant?
Joeri visits without obligation, talks through your plans and budget and sends an itemised quote in English. We work in Eindhoven, Veldhoven, Den Bosch, Tilburg, Breda, Helmond and the rest of Brabant.