A third-floor apartment in Graafsebuurt zuid
Esdoornstraat 91 sits in Graafsebuurt zuid, a neighbourhood in 's-Hertogenbosch where the streets are busy with daily life. This is a compact part of the city, with a strong urban feel and plenty of activity around. The apartment is on the third floor of a building from 1986, and the asking price of €349,500 is on the high side compared with the average for apartments in Den Bosch.
Inside the home
The apartment has three rooms, including two bedrooms and one bathroom, all on a single floor. The living area is listed as 80 m² by the agent, while the BAG registration records 83 m². The home comes with a roof terrace that belongs to the homeowners' association, which charges a monthly contribution. The energy label is C, so heating costs will be moderate rather than minimal.
Life in Graafsebuurt zuid
Residents describe a neighbourhood that has changed over the years. One resident, who has lived here for over 35 years, says the sense of community has faded and that they feel less safe than before. Another mentions that the area looks less cared for than it once did, with front gardens and pavements not maintained as well. A third resident notes that the neighbourhood is not clean and that police appear regularly. Based on three reviews, the average score is 7.1 out of 10. The neighbourhood has around 1,850 residents, and nearly half of households are single-person. For a closer look at the area, see the Graafsebuurt zuid neighbourhood.
Amenities and getting around
Daily errands are easy from here. 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 is about the same distance. The pharmacy is closer, just around the corner. Bus line 3 stops at Rubensstraat, a couple of streets away, and the train station 's-Hertogenbosch Oost is a ten-minute walk. The wider area, the municipality of Den Bosch, offers plenty more within reach.
WOZ and address data
No WOZ value is available for this property, so there is no municipal valuation to compare with the asking price. The address-level risk data shows that road traffic noise is above the standard, at 51 dB Lden, while railway noise is below it. The foundation risk indication is low, and pluvial flooding at heavy rain is medium. The current flood risk is elevated, dropping to medium by 2050, and heat stress is low now but medium by 2050. These are area-level indications, not an inspection of this specific home.
The agent
At the time of writing, the home is offered only via vb&t Makelaars.
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Frequently asked questions
About Esdoornstraat 91, 'S-Hertogenbosch
How does the asking price compare with other homes in the neighbourhood?
The asking price is €349,500 for an apartment of 80 m² according to the agent, which works out at €4,369 per m². In Graafsebuurt zuid, the average asking price for homes currently for sale is €368,375, and the average price per m² is €4,557. So this apartment is priced slightly below the neighbourhood average per m², though the overall price is close to the median of €370,000.
What is the layout of this apartment?
The apartment has three rooms in total, including two bedrooms and one bathroom, all on a single floor. The living area is 80 m² according to the agent, while the BAG registration records 83 m². The home also has a roof terrace that belongs to the homeowners' association, which charges a monthly contribution. The building dates from 1986.
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 heating costs that are neither very low nor very high. The label reflects the overall energy performance of the home, and the exact costs will depend on your usage and energy prices. There is no information in the listing about specific insulation measures.
What do residents say about living in Graafsebuurt zuid?
Based on three reviews, residents give the neighbourhood an average score of 7.1 out of 10. One long-term resident says the sense of community has decreased over the years and that they feel less safe. Another mentions that the area looks less well maintained than before, with front gardens and pavements not cared for as well. A third resident says the neighbourhood is not clean and that police appear regularly.
What are the noise levels like at this address?
The address-level risk data shows that road traffic noise is 51 dB Lden, which is above the Dutch noise standard. Railway noise is 32 dB Lden, which is below the standard. These figures are area-level indications based on public data, not a measurement taken at the property itself. The actual noise you experience may vary depending on the exact position of the apartment.
What is the flood risk for this property?
The current flood risk at this address is elevated, dropping to medium by 2050. Pluvial flooding, which happens when heavy rain overwhelms drainage, is medium. Heat stress is low now but medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific home. The foundation risk indication is low.
Which supermarkets are nearby?
Albert Heijn is just around the corner at about 466 metres, and Jumbo is a couple of streets away at 556 metres. Coop is about a ten-minute walk at just over a kilometre. There are 35 supermarkets within five kilometres, so you have plenty of choice for daily groceries.
How far is the nearest school?
The nearest primary school is KC Het IJzeren Kind, about 1.3 kilometres away, which is roughly a fifteen-minute walk. Kindcentrum De Troubadour is further, at about 3 kilometres. For secondary education, Rodenborch-College is about 4 kilometres away. There are 17 schools within five kilometres of the address.
What public transport options are available?
Bus line 3 stops at Rubensstraat, about 250 metres away, and also at Graafseweg and Pater v.d. Elsenstraat, both within 400 metres. The nearest train station is 's-Hertogenbosch Oost, about 900 metres away, which is roughly a ten-minute walk. This gives you both local bus connections and rail access.
What is the neighbourhood like in terms of safety?
In the most recent period, 102 crimes were recorded in the neighbourhood. Residents' reviews mention that police appear regularly and that some feel less safe than they once did. One long-term resident says their feeling of safety has noticeably decreased over the years. The crime figure is a factual count, and how you interpret it is up to you.
