A modern apartment in Paleiskwartier
This apartment on the Hoflaan sits in the Paleiskwartier, a lively part of Den Bosch where old and new meet. The area has a calm, residential feel, yet the city centre is just a short ride away. Built in 2023, the home is part of a recent development that fits the neighbourhood's modern character. The asking price is €495,000. For context, the average asking price for apartments in Den Bosch is €570,233, and the median is €512,500.
Inside the home
The apartment spans one floor and includes three rooms, two bedrooms, and one bathroom. The living area is 74 m² according to the agent, while the BAG registration lists 71 m². The home has a balcony and a parking space in the underground garage. It is fully owned, with an HOA fee of €178.45 per month. The property is described as fully insulated, with roof, wall, and floor insulation, plus HR and HR+ glazing. Heating comes from underfloor heating throughout. The energy label is A+, an efficient label.
Life in Paleiskwartier
Residents of the district give it an average score of 8.68, based on five reviews. One resident says: "It's clean, safe, and most things are within walking distance (supermarket and restaurants)." Another adds: "Everything is super easy to reach. There are also many primary schools in the area." The neighbourhood has about 3,725 residents, and most households are single-person (55%). The area is well supplied with amenities, and the city centre is a short bike ride away. For more on the area, see the Paleiskwartier neighbourhood.
Amenities and transport
Daily errands are easy from here. The Jumbo supermarket is on your doorstep, and the Ekoplaza and Albert Heijn are just around the corner. The nearest GP, Huisartsenpraktijk Kemperman en Liem, is a ten-minute walk, and the Jeroen Bosch Apotheek is a couple of streets away. The Jeroen Bosch Ziekenhuis is also within walking distance. For public transport, the Onderwijsboulevard bus stop is on your doorstep, with lines 8, 9, 135, 136, 181, 203, 207, 227, 239, 300, 301, 639, and 643. The train station 's-Hertogenbosch is a ten-minute walk. The municipality of Den Bosch offers a range of services and connections, as detailed on the municipality of Den Bosch.
WOZ and address data
The WOZ value is €484,000, with a reference date of 1 January 2025. The asking price is 2% above this value. Over the past five years, the WOZ value has risen from €111,000 in 2021 to €484,000 in 2025. As for address risks, these are area-level indications, not an inspection of this home. The road traffic noise is 57 dB Lden, above the norm, while railway noise is 34 dB Lden, below the norm. The foundation risk indication is low, with sandy soil. For climate, pluvial flooding at heavy rain is elevated, current flood risk is medium, and by 2050 it is low. Heat stress is currently low, but medium by 2050.
Source and agent
At the time of writing, the home is offered via multiple channels, including AMB Makelaars Waalwijk I Qualis and AMB Makelaars 's-Hertogenbosch I Qualis.
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Features
Details of this home
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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 Hoflaan 251, 'S-Hertogenbosch
How does the asking price compare to the WOZ value?
The asking price of €495,000 is 2% above the WOZ value of €484,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased from €111,000 in 2021 to €484,000 in 2025. This comparison is precomputed and does not imply any judgement on the price.
What is the layout of this apartment?
The apartment has three rooms, including two bedrooms and one bathroom, all on a single floor. The living area is 74 m² according to the agent, while the BAG registration lists 71 m². There is a balcony and a parking space in the underground garage. The home is fully owned, with an HOA fee of €178.45 per month.
What is the energy label and what does it mean?
The energy label is A+, which is an efficient label. This means the home is likely to have lower energy costs compared to less efficient labels. The agent also states that the property is fully insulated, with roof, wall, and floor insulation, plus HR and HR+ glazing. Heating is provided by underfloor heating throughout.
What is the foundation risk for this address?
The foundation risk indication for this address is low, based on area-level data from sources like the Atlas Leefomgeving and KCAF. The soil type is sand. This is an area-level indication, not an inspection of this specific home. No further details are provided in the listing.
What are the noise levels around this property?
According to area-level data, the road traffic noise is 57 dB Lden, which is above the noise norm. Railway noise is 34 dB Lden, which is below the norm. These figures are from 2022 and 2023 respectively. They are indications at the address level, not measurements taken at the property itself.
What supermarkets are nearby?
The Jumbo supermarket is on your doorstep, just 169 metres away. The Ekoplaza is 729 metres away, and an Albert Heijn is 779 metres away. There are also other options within a short distance, including an AH to go at 857 metres and another Albert Heijn at 959 metres. In total, there are 35 supermarkets within 5 km.
Which schools are close to this apartment?
The nearest primary school is OBS De Koningslinde, about 2.1 km away, with 563 pupils. Basisschool Het Molenven is also about 2.1 km away, with 245 pupils. Other primary schools within a few kilometres include Basisschool De Springplank, OBS De Piramide, and RK Basisschool De Schalm. There are 15 schools within 5 km.
How is the public transport connection?
The nearest bus stop is 's-Hertogenbosch, Onderwijsboulevard, just 153 metres away, with lines 8, 9, 135, 136, 181, 203, 207, 227, 239, 300, 301, 639, and 643. Another stop, Koningsweg, is 473 metres away with additional lines. The train station 's-Hertogenbosch is 764 metres away, about a ten-minute walk.
What is the neighbourhood like according to residents?
Residents of the district give it an average score of 8.68, based on five reviews. One resident says: "It's clean, safe, and most things are within walking distance." Another notes: "Everything is super easy to reach." The reviews cover the wider district, not just this specific neighbourhood. The area has a mix of residents, with many single-person households.
What is the average price per m² for this apartment?
The price per m² is €6,689, based on the agent's listed living area of 74 m². This is higher than the neighbourhood average of €5,811 per m² for homes currently for sale. The average living area in the neighbourhood is 99 m², so this apartment is smaller than the typical home in the area.
