A bright apartment on Emmaplein
Emmaplein 89 sits in Het Zand, a lively part of Den Bosch's city centre. The area is home to around 2,560 people, many of them living alone, and the streets are busy with the comings and goings of city life. This first-floor portiekflat, built in 1976, has a free view and is part of a residential street within the centre. The asking price is €425,000. For context, [apartments in Den Bosch]( /koopwoningen/s-hertogenbosch/appartementen/) are listed at a median price of €425,000.
Inside the home
The apartment has two rooms, one bedroom and one bathroom, spread over a single floor. The living area is 68 square metres, as stated both by the agent and in the BAG registration. The home is fully insulated, with roof, floor and wall insulation and double glazing. Heating comes from a heat recovery system, full underfloor heating and a central heating boiler. There is a balcony, and the property is in full ownership. The monthly homeowners' association fee is €19,300.
Life in Het Zand
Het Zand is a compact neighbourhood where the city centre is never far away. Residents across the municipality of Den Bosch give their living environment an average score of 8.0 out of 10, based on 37 reviews. One resident says: "Beautiful, safe. Very close to the Maasdijk and the floodplains. Sufficient facilities in the village. Within 20 minutes by bike to the centre of Den Bosch. Cosy village where a lot is organised." Another notes: "Nice mix of people, with a few exceptions who don't want to and can't adapt." These reviews describe the wider municipality, not Het Zand specifically. The neighbourhood itself has a mix of housing, with 27% owner-occupied homes. [The Het Zand neighbourhood]( /buurt/het-zand-s-hertogenbosch/) is one of the older parts of the city, with many buildings from before 1945.
Amenities and transport
Daily errands are easy from here. The GP practice Centrum-Huisartsen In de Leonardus is just around the corner, and the pharmacy Service Apotheek West is a five-minute walk away. 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 about 3 kilometres away. Public transport is well served: the bus stop Orthenstraat, with lines 2, 4, 6, 8 and 9, is a couple of streets away, and the central station, with dozens of bus lines, is a five-minute walk. The train station 's-Hertogenbosch is also a five-minute walk. [The municipality of Den Bosch]( /gemeente/s-hertogenbosch/) offers all this and more.
WOZ value and address data
The WOZ value for this property is €425,000, as of 1 January 2025. The asking price is virtually equal to the WOZ value. Between 2020 and 2025, the WOZ value rose by 73%, from €246,000 to €425,000. As for the area, the road traffic noise level is 66 dB Lden, which is above the noise standard, while railway noise is 38 dB Lden, below the standard. The foundation risk indication is low, though 88% of buildings in this postcode area were built before 1970. The climate risk indications are medium for pluvial flooding and heat stress, and low for flood risk. 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 VDH Wonen B.V. and VDH Wonen Makelaardij.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 89, 'S-Hertogenbosch
How does the asking price compare to the WOZ value?
The asking price of €425,000 is virtually equal to the WOZ value of €425,000, which was set on 1 January 2025. This means the asking price and the municipal valuation are almost the same. The WOZ value is the official valuation used by the municipality, not the current market value. The price per square metre, based on the agent's listing, is €6,250.
What is the layout of this apartment?
The apartment has two rooms in total: one bedroom and one bathroom, all on a single floor. The living area is 68 square metres, according to both the agent and the BAG registration. There is a balcony, and the property is located on the third floor. The volume of the home is 226 cubic metres.
What is the energy label and what does it mean for costs?
The energy label is B. This is an efficient label, so you can expect relatively moderate energy costs compared to less efficient labels. The home is fully insulated, with roof, floor and wall insulation and double glazing. Heating is provided by a heat recovery system, full underfloor heating and a central heating boiler.
What is the homeowners' association fee?
The monthly homeowners' association fee is €19,300. This fee is paid to the association that manages the shared parts of the building. The amount is stated in the listing, and it is part of the ongoing costs of owning this apartment.
What is the foundation risk in this area?
The foundation risk indication for this address is low. However, 88% of buildings in this postcode area were built before 1970, which is a factor in the risk assessment. This is an area-level indication based on public data, not an inspection of this specific home.
How noisy is the area around Emmaplein?
The road traffic noise level at this address is 66 dB Lden, which is above the noise standard. Railway noise is 38 dB Lden, which is below the standard. These figures come from public data for the area and are indications, not measurements taken at the property itself.
What are the nearest supermarkets and schools?
The nearest supermarket is AH to go, about 310 metres away, followed by Jumbo at 364 metres and Albert Heijn at 387 metres. For primary education, KC Het IJzeren Kind is about 3 kilometres away, and OBS De Koningslinde is about 3.2 kilometres away. There are 31 supermarkets within 5 kilometres.
How far is the nearest train station?
The nearest train station is 's-Hertogenbosch, about 403 metres from the apartment. The central bus station, 's-Hertogenbosch Centraal Station, is about 427 metres away and serves dozens of bus lines, including lines 1 through 11 and many regional routes. The bus stop Orthenstraat, with lines 2, 4, 6, 8 and 9, is about 323 metres away.
What is the neighbourhood of Het Zand like?
Het Zand is a neighbourhood in the centre of Den Bosch, with around 2,560 residents. Many households are single-person, and the area has a mix of housing, with 27% owner-occupied homes. Residents across the municipality of Den Bosch give their living environment an average score of 8.0 out of 10, based on 37 reviews, though this reflects the wider municipality, not Het Zand specifically.
How has the WOZ value developed over the past five years?
The WOZ value has risen by 73% between 2020 and 2025, from €246,000 to €425,000. This is a significant increase over the period. The WOZ value is set by the municipality and reflects the estimated market value as of the reference date, which is 1 January 2025 for the current value.
