Emmaplein 87
Het Zand, Den Bosch
AreaA central apartment with a keen price
This apartment sits on the second floor of a building on Emmaplein, right in the heart of Den Bosch. It is a 1976 build with an energy label B, and the agent describes the setting as in the centre. With a floor area of 69 m² according to the agent, the asking price of €425,000 works out at €6,159 per m². That price is keen, sitting 32% below the neighbourhood average asking price of €627,553. For context, the wider market for apartments in Den Bosch shows a range of prices across the municipality.
The home itself
The apartment has two rooms, one bedroom and one bathroom, spread over a single floor. The agent lists the living area as 69 m², while the BAG registration records 68 m². It is fully insulated and heated by a central heating boiler, and it comes with a parking space. Ownership is freehold, and the monthly homeowners' association fee is €222.61.
Life around Het Zand
Het Zand is a compact neighbourhood within the Binnenstad district, home to around 2,560 people. It is a place where many households are single-person, and the average household size is 1.5. Residents across the municipality of Den Bosch give their living environment an average score of 7.95, based on 39 reviews. One resident describes the area as "beautiful, safe", while another notes a "nice mix of people". These reviews reflect the wider municipality rather than Het Zand specifically. The neighbourhood itself has 19 homes currently on the market, with an average asking price of €627,553. You can read more about the Het Zand neighbourhood.
Amenities and getting around
The GP practice Centrum-Huisartsen In de Leonardus is on your doorstep, and the pharmacy Service Apotheek West is just around the corner. For groceries, AH to go is a couple of streets away, with Jumbo and Albert Heijn also within a five-minute walk. The nearest primary school, KC Het IJzeren Kind, is a ten-minute walk. Bus stops at Orthenstraat and Burg. Loeffplein are just around the corner, served by lines 2, 4, 6, 8 and 9, and the central station is a five-minute walk away with a much wider range of lines. The train station 's-Hertogenbosch is also a five-minute walk. The Jeroen Bosch Ziekenhuis is a ten-minute walk. All of this sits within the municipality of Den Bosch.
WOZ value and address data
The WOZ value for this home is €363,000, with a reference date of 1 January 2025. The asking price sits 17% above that WOZ value. Between 2020 and 2025, the WOZ value rose by 44%, from €252,000 to €363,000. As for the address itself, area-level data indicates road traffic noise at 62 dB Lden, which is above the noise standard, while railway noise is below it. The foundation risk indication is low, and the climate indications for pluvial flooding and flood risk are low, with heat stress at medium. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including M&S makelaars and HRS Makelaars.
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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 Emmaplein 87, 'S-Hertogenbosch
How does the asking price compare to the WOZ value?
The WOZ value is €363,000, with a reference date of 1 January 2025. The asking price of €425,000 sits 17% above that WOZ value. The WOZ is the municipal valuation, not the current market value, and it is used for tax purposes.
What is the price per square metre for this apartment?
Based on the agent's listed living area of 69 m², the asking price of €425,000 works out at €6,159 per m². The BAG registration records the living area as 68 m². The neighbourhood average asking price per m² is €5,868.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value rose by 44%, from €252,000 to €363,000. The value increased each year, with the largest jump between 2021 and 2022, when it went from €271,000 to €322,000.
What does the energy label B mean for this home?
The home has an energy label B, which is an efficient label. The agent also states that the home is fully insulated and heated by a central heating boiler. The energy label is a measure of the home's energy performance, so expect relatively moderate energy costs.
What is the homeowners' association fee?
The monthly homeowners' association fee is €222.61. This fee covers the shared costs of the building, such as maintenance of common areas. The home is freehold, meaning you own the property outright.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to area-level data from KCAF. The notes indicate that 88% of properties in this postcode area were built before 1970. This is an area-level indication, not an inspection of this specific home.
What are the noise levels around this address?
Area-level data shows road traffic noise at 62 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is measured at 41 dB Lden, which is below the noise standard, based on 2023 data. These are area-level indications.
What is the climate risk for this address?
Area-level climate data indicates that pluvial flooding risk is low, and flood risk is low both now and in 2050. Heat stress is indicated as medium, both now and in 2050. These are area-level indications from the Klimaateffectatlas, not an inspection of this home.
Which supermarkets are nearby?
AH to go is a couple of streets away, at 284 metres. Jumbo is at 348 metres and Albert Heijn at 361 metres, both within a five-minute walk. There are also two more Albert Heijn locations within a ten-minute walk.
What public transport options are available?
The bus stop at Orthenstraat is just around the corner, served by lines 2, 4, 6, 8 and 9. The central station is a five-minute walk away, with a much wider range of bus lines. The train station 's-Hertogenbosch is also a five-minute walk.
What do residents say about living in this area?
Residents across the municipality of Den Bosch give their living environment an average score of 7.95, based on 39 reviews. One resident describes the area as "beautiful, safe", while another mentions a "nice mix of people". These reviews reflect the wider municipality, not Het Zand specifically.
How does this apartment compare to the neighbourhood average?
The asking price of €425,000 is 32% below the neighbourhood average asking price of €627,553. The living area of 69 m² is 39% smaller than the neighbourhood average of 114 m². The price per m² is 5% above the neighbourhood average of €5,868.
