A third-floor flat in Graafsebuurt zuid
This apartment sits in Graafsebuurt zuid, a neighbourhood in 's-Hertogenbosch where the streets are lined with homes from the 1970s and 1980s. The asking price is €315,000. The flat is one of the [apartments in Den Bosch]( /koopwoningen/s-hertogenbosch/appartementen/) currently on the market.
Inside the home
Built in 1986, this apartment has three rooms, two bedrooms and one bathroom, all on a single floor. The living area is 69 m² according to the agent, while the BAG registration records 74 m². The home has double glazing and a central heating boiler, and it comes with a balcony. It is on the second floor, in full ownership, and the homeowners' association fee is €201 per month.
Life in Graafsebuurt zuid
Residents give the neighbourhood an average score of 7.1, based on three reviews. One resident says: "Don't think the neighbourhood is clean and too many immigrants together in one area and police regularly appear, that's not for nothing." Another, who has lived here for over 35 years, notes: "It was always a peculiar neighbourhood in many respects. But there was still something like a sense of community. But now that everyone is more to themselves and has less (good) contact with neighbours, my feeling of safety has noticeably decreased." A third resident adds: "In the past the neighbourhood was cleaner and people maintained the front gardens and pavements better, also the children just throw everything on the street." The neighbourhood has 1,820 residents, and 48% of households are single-person households. For more context, see [the Graafsebuurt zuid neighbourhood]( /buurt/graafsebuurt-zuid-s-hertogenbosch/).
Amenities and transport
For daily errands, Albert Heijn is just around the corner, and Jumbo is a couple of streets away. The nearest primary school, KC Het IJzeren Kind, is a ten-minute walk, and the GP practice Huisartsenpraktijk Den Bosch Oost is also within walking distance. The pharmacy Alphega Apotheek Cleij BV is on your doorstep. Bus stops on Rubensstraat and Graafseweg, both served by line 3, are just around the corner, and the train station 's-Hertogenbosch Oost is a ten-minute walk. The municipality of Den Bosch offers a range of services and facilities nearby, as described on [the municipality of Den Bosch]( /gemeente/s-hertogenbosch/).
WOZ value and address data
The WOZ value on 1 January 2025 was €288,000, and the asking price is 9% above that value. Between 2020 and 2025, the WOZ value rose by 50%, from €192,000 to €288,000. As for the address, the noise level from road traffic is 50 dB Lden, which is above the noise standard, while railway noise is 31 dB Lden, below the standard. The foundation risk indication is low, and the pluvial flooding risk is medium, with an elevated flood risk currently and medium by 2050. 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 vb&t Makelaars.
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 Esdoornstraat 89, 'S-Hertogenbosch
What is the asking price for this apartment?
The asking price is €315,000. The average asking price for homes in Graafsebuurt zuid is €368,765, and the average price per m² in the neighbourhood is €4,529. This home is listed at €4,565 per m² based on the agent's floor area of 69 m².
What is the layout of this apartment?
The apartment has three rooms, including two bedrooms and one bathroom, all on a single floor. The agent lists the living area as 69 m², while the BAG registration records 74 m². It is on the second floor and has a balcony. The home is in full ownership, and the homeowners' association fee is €201 per month.
What is the WOZ value of this home?
The WOZ value on 1 January 2025 was €288,000. The asking price is 9% above that value. Over the past five years, the WOZ value has risen by 50%, from €192,000 in 2020 to €288,000 in 2025. The WOZ value is the municipal valuation, not the current market value.
What are the noise levels around this address?
The noise level from road traffic is 50 dB Lden, which is above the noise standard. Railway noise is 31 dB Lden, which is below the standard. These figures are area-level indications from public data, not measurements taken at this specific home.
What is the foundation risk for this area?
The foundation risk indication for this address is low. This is an area-level indication based on public data, not an inspection of this specific home. It does not replace a structural survey, but it gives a general sense of the risk in the area.
What are the flood risks for this address?
The pluvial flooding risk is medium, meaning that at heavy rain there is a moderate chance of water on the street. The current flood risk is elevated, and by 2050 it is expected to be medium. Heat stress is currently low, but by 2050 it is expected to be medium. These are area-level indications, not a prediction for this specific home.
Which supermarkets are nearby?
Albert Heijn is about 468 metres away, and Jumbo is about 543 metres away, both within a short walk. A Coop is about 1,035 metres away, and there are more options within a few kilometres. For daily groceries, the nearest supermarkets are easily reachable on foot.
What public transport options are available?
Bus stops on Rubensstraat and Graafseweg, both served by line 3, are about 261 and 385 metres away respectively. The stop on Merwedelaan, served by lines 1 and 11, is about 396 metres away. The nearest train station is 's-Hertogenbosch Oost, about 905 metres away.
What is the neighbourhood like according to residents?
Residents give the neighbourhood an average score of 7.1, based on three reviews. Some residents mention concerns about cleanliness and safety, while one long-term resident notes a decline in community spirit. The reviews reflect personal experiences and may not represent the whole neighbourhood.
