Kruiskampsingel 263
De Kruiskamp, Den Bosch
NeighbourhoodA home with a view over the park
This apartment on the fourth floor of a 1966 building sits right on the edge of a park, in the De Kruiskamp neighbourhood of 's-Hertogenbosch. The setting is calm and green, yet the city centre is only a short bike ride away. With an asking price of €290,000, this home is priced 30% below the average asking price of €413,963 for apartments in Den Bosch, which makes it a sharp deal in this market.
Inside the apartment
The apartment has three rooms, including two bedrooms and one bathroom, spread over a single floor. The living area is 86 m² according to the agent, while the BAG registration lists 88 m². The home features double glazing and is heated by block heating, and there is a balcony. It is part of a complex with a homeowners' association, with a monthly fee of €222. The property is in full ownership.
Living in De Kruiskamp
Residents of the wider district give their living environment 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 notes: "I think it's a very nice neighbourhood because everything is actually within walking distance." The district has a mix of ages, with about 29% of residents between 25 and 45. The neighbourhood itself is home to around 8,410 people. For more on the area, see the De Kruiskamp neighbourhood.
Daily life and getting around
A large supermarket is just around the corner, and there are several others within a short walk or bike ride. Primary schools are also close by, with the nearest one a couple of streets away. For healthcare, the nearest GP practice and pharmacy are both about a ten-minute walk. The bus stop at Kruiskampsingel is on your doorstep, with line 4 serving the area. The train station in 's-Hertogenbosch is about a ten-minute bike ride. The municipality of Den Bosch offers all the amenities you might need, as described on the municipality of Den Bosch.
WOZ value and address data
The WOZ value for this home was set at €303,000 on 1 January 2025. The asking price is 4% below this value. Between 2020 and 2025, the WOZ value rose by 54%, from €197,000 to €303,000. As for the area, the noise level from road traffic is 53 dB Lden, which is above the norm, while railway noise is 25 dB Lden, below the norm. The foundation risk indication is medium, and there is a medium indication for pluvial flooding at heavy rain. These are area-level indications, not an inspection of this specific home.
About the listing
At the time of writing, the home is offered via two channels, including PAS VERHUURT & VERKOOPT.
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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 Kruiskampsingel 263, 'S-Hertogenbosch
How does the asking price compare to the WOZ value?
The asking price of €290,000 is 4% below the WOZ value of €303,000, which was set on 1 January 2025. This means the asking price is slightly lower than the municipal valuation. The WOZ value is not the same as the market value, but it gives an indication of how the price relates to the official valuation.
What is the layout of this apartment?
According to the agent, the apartment has three rooms: two bedrooms and one bathroom, all on a single floor. The living area is 86 m² according to the agent, while the BAG registration lists 88 m². There is also a balcony. The home is located on the fourth floor of the building.
What is the energy label and what does it mean for costs?
The energy label is E. This is not the most efficient label, so you can expect relatively high energy costs for heating and electricity. The home does have double glazing, which helps with insulation. However, the label itself does not tell you the exact condition of the building.
What is the foundation risk for this home?
The foundation risk indication for this address is medium. This is based on area-level data, not an inspection of this specific home. The home was built in 1966 on clay soil, which may mean wooden piles or a shallow foundation. The groundwater level is expected to drop towards 2050, which could increase the risk for wooden foundations.
What amenities are within walking distance?
A large supermarket is about 600 metres away, so just around the corner. There are also several other supermarkets within a short walk. Primary schools are close by, with the nearest one about 400 metres away. The nearest GP practice and pharmacy are both about 1.5 km away, which is a ten-minute walk or a short bike ride.
How is the public transport in this area?
The nearest bus stop is at Kruiskampsingel, about 190 metres away, served by line 4. There are also stops at Kard. de Jongsingel and Evert van Dijkstraat, all on the same line. The nearest train station is 's-Hertogenbosch, about 2.9 km away, which is a short bike ride.
What do residents say about living in this district?
Residents of the wider district give their living environment 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 notes: "I think it's a very nice neighbourhood because everything is actually within walking distance." These reviews are about the district, not specifically about De Kruiskamp.
Is there a homeowners' association fee?
Yes, there is a homeowners' association (VvE) and the monthly contribution is €222. This fee typically covers the maintenance of common areas, such as the building's exterior and shared spaces. The exact coverage can be found in the VvE documents.
Statistics for De Kruiskamp
Figures on residents, liveability and the housing market
| Sale price | €413,963 | €400,000 |
|---|---|---|
| Sale per m² | €3,841 | – |
| Rent price | €1,375 p/m | €1,375 p/m |
Experiences from West
How residents experience their district
I've been living in the Willemspoort since the end of 2017 and I really enjoy it. It's clean, safe, and most things are within walking distance (supermarket and restaurants). The only thing missing is a chemist, but the Helftheuvel and the city centre are easily accessible from the Willemspoort. Furthermore, there's a nature area within walking distance and the view from the apartment is fantastic. In short, a top place to live!
Auto-translated to English by AII think it's a very nice neighbourhood because everything is actually within walking distance. A shopping centre is a 5-minute walk away, Action 10 minutes, and Lidl 15. It's also very convenient that the city centre is only a 10-minute bike ride. Also, after a 5-minute bike ride you're at the education boulevard, where there are 2 Kw1C schools and a few Avans campuses together with Yuverta and Green College and another secondary school called Van Maerlant. Everything is super easy to reach. There are also many primary schools in the area, also for children who need extra support. Furthermore, it's reasonably safe. I'm not afraid to walk outside in the evening. There are also electric green charging points for your cars. You can also easily park your car here, as there is plenty of parking space.
Auto-translated to English by AIYour registration focuses on the industrial area where the Brabanthallen are located, and an asphalt plant. But you forgot the residential part just south of it. While that is precisely the Veemarktkwartier. With about 200 homes, and very diverse residents. The Veemarktkwartier is part of Boschveld. But because the railway, the Grasso (GrenCo), the Oude Engelenseweg and the Paardskerkhofweg surround it, the neighbourhood always felt a bit cut off from the rest of Boschveld. There used to be a cattle market there, in the BrabantHallen, once a week.
Auto-translated to English by AIAlways pleasant living in cello care always safe
Auto-translated to English by AIA lot of noise pollution, but nice and close to nature reserve De Moerputten and shopping centre De Helftheuvel, so that's nice.
Auto-translated to English by AIStatistics for West
Figures on residents, liveability and the housing market
| Sale price | €480,311 | €449,000 |
|---|---|---|
| Sale per m² | €4,883 | – |
| Rent price | €1,974 p/m | €1,911 p/m |
| Rent per m² | €18 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 | €604,792 | €528,448 |
|---|---|---|
| Sale per m² | €5,102 | – |
| Rent price | €1,873 p/m | €1,771 p/m |
| Rent per m² | €18 p/m | – |
Location and amenities
Kruiskampsingel 263, 'S-Hertogenbosch
Risks and environmental factors
Noise, foundation and climate around this address
