Hertogstraat 9
Het Zand, Den Bosch
NeighbourhoodA grand apartment on Hertogstraat
This spacious apartment on Hertogstraat 9 sits in Het Zand, a lively part of the Binnenstad district in 's-Hertogenbosch. The home dates from 1912 and carries an energy label C. With an asking price of €825,000, it sits 24% above the average asking price of €663,472 for homes in this neighbourhood, which puts it on the high side. For context, the average asking price per m² in the neighbourhood is €5,694, and this home is listed at €5,978 per m² based on the agent's floor area. If you're looking at [apartments in Den Bosch]( /koopwoningen/s-hertogenbosch/appartementen/), this one stands out for its size and central setting.
Inside the home
According to the agent, this is a beneden + bovenwoning spread over two floors, with four rooms, three bedrooms, and one bathroom. The living area is listed as 138 m² by the agent, while the BAG registration records 115 m². The home has a patio/atrium garden, and it's located on the ground floor. It's fully owned (volle eigendom), and the HOA fee is €100 per month. The agent notes insulation in the roof, HR glazing, and wall insulation, plus a central heating boiler with partial underfloor heating. The property is described as being on a quiet road, in the centre, and in a residential area.
Life in Het Zand
Het Zand is a compact, urban neighbourhood with a real mix of people and a strong sense of community. It's a very densely populated area, with an address density of 3,851 per km², and most households are single-person (67%). The neighbourhood has a youthful energy, with 41% of residents aged 25 to 45. Residents across the municipality of Den Bosch give their living environment an average score of 7.95, based on 39 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 reflect the wider municipality, not just Het Zand itself. The neighbourhood has 18 homes currently for sale, with an average asking price of €663,472. For more on [the Het Zand neighbourhood]( /buurt/het-zand-s-hertogenbosch/), you can see what's on offer.
Amenities and transport
Daily life here is easy. The Albert Heijn is just around the corner, and there's an AH to go and an Ekoplaza a couple of streets away. For primary education, OBS De Koningslinde is a ten-minute walk, and Basisschool Het Molenven is a similar distance. The nearest GP, Huisartsenpraktijk Kemperman en Liem, is on your doorstep, and the pharmacy, Service Apotheek Albers, is a ten-minute walk. The hospital, Jeroen Bosch Ziekenhuis, is about a ten-minute walk. For public transport, the bus stop at Koningsweg is just around the corner, with lines 1, 8, 9, 11, and many more. The central station is also close by, with a train station just a couple of streets away. This is all within [the municipality of Den Bosch]( /gemeente/s-hertogenbosch/), which offers a full range of facilities. However, the address does come with some risk indications from public data sources. The noise level from road traffic is 55 dB Lden, which is above the standard, while railway and industrial noise are below their respective standards. The foundation risk indication is medium, partly because the building dates from before 1970, and the soil type is sand. For climate, pluvial flooding risk is elevated, while flood risk from rivers is low now and in 2050. Heat stress is medium now and in 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 ViaJoop Makelaardij and ViaJoop Makelaardij on Funda.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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Frequently asked questions
About Hertogstraat 9, 'S-Hertogenbosch
What is the asking price for this apartment?
The asking price is €825,000. This is 24% above the average asking price of €663,472 for homes in Het Zand, which puts it on the high side. The price per m² is €5,978 based on the agent's floor area of 138 m², while the neighbourhood average is €5,694 per m².
How many rooms and bedrooms does this apartment have?
According to the agent, this is a beneden + bovenwoning with four rooms, three bedrooms, and one bathroom, spread over two floors. The living area is listed as 138 m² by the agent, while the BAG registration records 115 m². There is also a patio/atrium garden.
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 moderate energy costs. The agent notes that the home has roof insulation, HR glazing, and wall insulation, which can help with efficiency, but the label itself doesn't guarantee a specific level of insulation.
What is the WOZ value of this property?
Without it, we can't compare the asking price to the municipal valuation or show how the value has developed over the past five years.
What are the noise levels like at this address?
The address has a road traffic noise level of 55 dB Lden, which is above the standard. Railway noise is 51 dB Lden, and industrial noise is 50 dB Lden, both below their respective standards. These are area-level indications from public data, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication is medium. This is partly because the building dates from before 1970, and the soil type is sand. This is an area-level indication, not an inspection of this specific home, so it doesn't mean there are actual foundation problems.
What are the flood and heat risks at this address?
For climate risks, pluvial flooding (from heavy rain) is elevated, while flood risk from rivers is low now and in 2050. Heat stress is medium now and in 2050. These are area-level indications from the Klimaateffectatlas, not predictions for this specific property.
What supermarkets are nearby?
The nearest supermarket is Albert Heijn, just around the corner at about 267 metres. There's also an AH to go at 328 metres, an Ekoplaza at 338 metres, and two Jumbo supermarkets at 417 and 422 metres. So you have plenty of options for groceries within a short walk.
Which schools are close to this apartment?
The nearest primary schools are OBS De Koningslinde and Basisschool Het Molenven, both about 2.6 km away, which is roughly a ten-minute walk. There are also other schools within 5 km, including KC Het IJzeren Kind and Basisschool De Springplank.
How is the public transport connection?
The bus stop at Koningsweg is just around the corner, with lines 1, 8, 9, 11, and many more. The central station is also close, with a train station just a couple of streets away at about 248 metres. So you have good options for getting around.
What is the neighbourhood like?
Het Zand is a very urban neighbourhood with a high address density of 3,851 per km². Most households are single-person (67%), and the age group 25-45 is the largest (41%). Residents across the municipality of Den Bosch give their living environment an average score of 7.95, but this is for the whole municipality, not specifically Het Zand.
Statistics for Het Zand
Figures on residents, liveability and the housing market
| Sale price | €663,472 | €530,000 |
|---|---|---|
| Sale per m² | €5,694 | – |
| Rent price | €1,595 p/m | €1,595 p/m |
| Rent per m² | €12 p/m | – |
Statistics for Binnenstad
Figures on residents, liveability and the housing market
| Sale price | €709,866 | €521,366 |
|---|---|---|
| Sale per m² | €5,984 | – |
| Rent price | €1,905 p/m | €1,606 p/m |
| Rent per m² | €20 p/m | – |
Experiences from Den Bosch
How residents experience their municipality
You see groups forming, want power, Hambaken has already destroyed you, rest follows, regards Lammert
Auto-translated to English by AIBeautiful, 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. Various sports clubs. Football, tennis, badminton, billiards, etc.
Auto-translated to English by AINice mix of people, with a few exceptions who don't want to and can't adapt and don't have the qualities for it either.
Auto-translated to English by AIBismallah Frederik'sniffo here, have been to several villages, but this really takes the cake. astaghfirullah what is this street man. 's Hertogsbos is a neighbourhood where people spontaneously jump in front of trains, but that sucks because then my train gets delayed inshallah :( I hate my kind lowkey #euthanisealldeppressivepeople Harold van Duijn is my bitch. I fuck him so hard he becomes delusional and says den bosch is beautiful Alhamdoelillah Ffrederik sniffo
Auto-translated to English by AINothing else is worth it. As soon as I step outside the neighbourhood I feel disgusted. Nicest stadium and least filthy community centre in the Netherlands. Would also have a nice view of IJzeren Vrouw if that bloody road hadn't split the bloody park in two, what a bloody mess, bloody 60s... Furthermore, glad I'm from the north and not the south. Those lazy bastards in Graafsebuurt south wanted to keep slavery, what a bunch of empathy-less scum. #AllMokrosMustAlsoWork
Auto-translated to English by AIIt used to be fun, but not anymore. Lots of junkies in the neighbourhood, a bit unsafe and just time for something new, so I'm glad the flats are being demolished and new apartment complexes are coming.
Auto-translated to English by AIIt is a great neighbourhood to live in
Auto-translated to English by AII've lived there since 2017 and I enjoy living there, no problems
Auto-translated to English by AIStatistics for Den Bosch
Figures on residents, liveability and the housing market
| Sale price | €605,353 | €529,501 |
|---|---|---|
| Sale per m² | €5,109 | – |
| Rent price | €1,883 p/m | €1,778 p/m |
| Rent per m² | €18 p/m | – |
Location and amenities
Hertogstraat 9, 'S-Hertogenbosch
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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