Graafseweg 177
Graafsebuurt zuid, Den Bosch
AreaA pre-war apartment on the Graafseweg
This 1932 apartment sits on the Graafseweg, a busy road in the Graafsebuurt zuid neighbourhood of 's-Hertogenbosch. The area is very strongly urban, with a high address density, and the home is part of a lively, older part of town. With an asking price of €415,000, the price is on the high side compared to the average of €368,375 for homes currently for sale in the neighbourhood. For context, apartments in Den Bosch generally sell at an average price per square metre of €4,557.
The home itself
According to the agent, this apartment has six rooms, including four bedrooms. The living area is listed as 97 m² by the agent, while the BAG registration records 92 m². The energy label is C, which means the home is moderately efficient, so expect reasonable energy costs. The property was built in 1932, a fact that speaks to its pre-war character.
Graafsebuurt zuid
Graafsebuurt zuid is a neighbourhood with a mix of old and newer housing, and a population of about 1,850 people. Residents give the area an average score of 7.1 out of 10, 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 notes: "Living in this neighbourhood for over 35 years and have seen a lot of negative changes over the years. 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 recorded 102 crimes in the latest data. For more, see the Graafsebuurt zuid neighbourhood.
Amenities and transport
Daily life here is convenient. The Albert Heijn is just around the corner, and a Jumbo is a couple of streets away. For primary education, KC Het IJzeren Kind is a ten-minute walk, and there are other schools within reach. The nearest GP practice, Huisartsenpraktijk Den Bosch Oost, is a couple of streets away, and the Alphega Apotheek Cleij is just around the corner. Public transport is close: the bus stop Rubensstraat is on your doorstep, served by line 3, and 's-Hertogenbosch Oost train station is a ten-minute walk. The municipality of the municipality of Den Bosch offers further amenities. According to area-level risk indications, the home is in a zone with road traffic noise above the norm (60 dB Lden), while railway noise is below the norm. The foundation risk indication is medium, as the building dates from before 1970. Pluvial flooding risk is elevated, and current flood risk is elevated, decreasing to medium by 2050. Heat stress is currently low but may become medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Spoormakers Makelaardij and listings on Vastgoed Nederland, Funda, and Huispedia.
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Frequently asked questions
About Graafseweg 177, 'S-Hertogenbosch
What is the asking price for this apartment?
The asking price is €415,000. This is on the high side compared to the average asking price of €368,375 for homes currently for sale in the Graafsebuurt zuid neighbourhood. The average price per square metre in the neighbourhood is €4,557, while this home is listed at €4,278 per square metre based on the agent's floor area.
How many rooms and bedrooms does this apartment have?
According to the agent, the apartment has six rooms, including four bedrooms. The living area is listed as 97 m² by the agent, while the BAG registration records 92 m². The property was built in 1932 and has an energy label C.
What is the WOZ value of this property?
The WOZ value is the municipal valuation, which is determined annually and may differ from the asking price. Without this figure, it is not possible to compare the asking price to the official valuation.
What are the noise levels like at this address?
Area-level data indicates that road traffic noise is above the norm, at 60 dB Lden, based on 2022 data. Railway noise is below the norm, at 33 dB Lden, based on 2023 data. These are indications for the area, not measurements at the property itself.
What is the foundation risk for this home?
The foundation risk indication is medium. This is based on the fact that the building was constructed before 1970, and the entire postcode area is within a KCAF attention zone, with 100% of properties built before 1970. This is an area-level indication, not an inspection of this specific home.
What flood risks are associated with this location?
According to area-level climate data, pluvial flooding risk is elevated, and current flood risk is elevated, decreasing to medium by 2050. Heat stress is currently low but may become medium by 2050. These are indications for the area, not predictions for this specific property.
Which supermarkets are nearby?
The nearest supermarket is Albert Heijn, about 431 metres away, which is a five-minute walk. A Jumbo is about 714 metres away, and a Coop is about 988 metres away. There are also a PLUS and another Jumbo within about 1.3 kilometres.
What schools are in the area?
The nearest primary school is KC Het IJzeren Kind, about 1.3 kilometres away, which is a ten-minute walk. Other primary schools include Kindcentrum De Troubadour and Kindcentrum 't Ven, both about 3 kilometres away. For secondary education, Rodenborch-College is about 3.9 kilometres away.
How is the public transport connection?
The nearest bus stop is 's-Hertogenbosch, Rubensstraat, just 89 metres away, served by line 3. Other stops on the same line are within a few hundred metres. The nearest train station is 's-Hertogenbosch Oost, about 721 metres away, which is a ten-minute walk.
What is the neighbourhood like according to residents?
Residents of Graafsebuurt zuid give the neighbourhood an average score of 7.1 out of 10, based on three reviews. Some residents mention concerns about cleanliness and safety, while others note a decline in community spirit. The neighbourhood has a population of about 1,850, with a mix of housing.
