A compact apartment in Graafsebuurt zuid
This two-room apartment on the third floor of a 1986 building sits in Graafsebuurt zuid, a neighbourhood in Den Bosch where the average asking price for homes currently on the market is €363,833. At €269,500, the asking price is 26% below that neighbourhood average, a figure that reflects the home's compact size. The price per square metre, based on the agent's stated living area of 50 m², comes to €5,390. For context, the neighbourhood's average asking price per square metre is €4,582. This apartment is one of 18 homes currently for sale in the area. If you are looking at [apartments in Den Bosch]( /koopwoningen/s-hertogenbosch/appartementen/), this one stands out for its price point.
The home itself
The apartment has two rooms in total: one bedroom and one bathroom, all on a single floor. It is located on the third floor of the building. The living area is recorded as 52 m² in the BAG registration, while the agent lists it as 50 m². The home also has a volume of 166 m³. The energy label is C, which means the home is moderately efficient; expect energy costs that are neither particularly low nor excessively high. The building dates from 1986, so it is a relatively modern construction, though the exact condition of the installations is not detailed in the listing.
Graafsebuurt zuid
Graafsebuurt zuid is a neighbourhood with a population of 1,820, where a large share of households, 48%, are single-person households. Residents give the area an average score of 7.1 out of 10, based on three reviews. One resident notes that the neighbourhood is "messy" and mentions the presence of many immigrants and frequent police appearances, while another, who has lived there for over 35 years, says the area has changed negatively over time, with a decreased sense of community and safety. A third resident adds that the neighbourhood is "visibly deteriorating," with less care given to front gardens and pavements. These are the views of a few individuals, so they offer a glimpse rather than a full picture. The neighbourhood is part of [the Graafsebuurt zuid neighbourhood]( /buurt/graafsebuurt-zuid-s-hertogenbosch/), which is a distinct area within Den Bosch.
Amenities and transport
For daily errands, the Albert Heijn is just around the corner, and the Jumbo is a similar distance away. A Coop is a ten-minute walk. For primary education, KC Het IJzeren Kind is a ten-minute walk, while the nearest secondary school, Rodenborch-College, is further out. The nearest GP, Fonkelzorg Den Bosch, locatie Antonius, is a ten-minute walk, and the Alphega Apotheek Cleij BV pharmacy is just around the corner. For public transport, the bus stop 's-Hertogenbosch, Rubensstraat is a five-minute walk, served by line 3, and the stop 's-Hertogenbosch, Merwedelaan is with lines 1 and 11. The nearest train station, 's-Hertogenbosch Oost, is a ten-minute walk. These amenities are all within [the municipality of Den Bosch]( /gemeente/s-hertogenbosch/), which offers a range of services and connections.
WOZ and address data
The WOZ value of this apartment is €224,000, as of the reference date 1 January 2025. The asking price of €269,500 is 20% above this WOZ value. Over the past five years, the WOZ value has risen by 45%, from €155,000 in 2020 to €224,000 in 2025. Regarding address risks, the noise level from road traffic is 62 dB Lden, which is above the noise standard, based on 2022 data, while railway noise is 31 dB Lden, below the standard. The foundation risk indication is low, though the area is noted as a KCAF attention area, with 75% of buildings in this postcode area built before 1970. For climate risks, pluvial flooding is elevated, current flood risk is elevated, and by 2050 the flood risk is medium. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including the agent vb&t Makelaars. The listing is available through at least two sources, so you can find details on various platforms.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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 Lagelandstraat 156, 'S-Hertogenbosch
How does the asking price compare to the WOZ value?
The asking price of €269,500 is 20% above the WOZ value of €224,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value, so this comparison is a factual reference point. The price is also 26% below the neighbourhood average asking price of €363,833, which reflects the home's compact size.
What is the layout of this apartment?
The apartment has two rooms in total: one bedroom and one bathroom, all on a single floor. It is located on the third floor of the building. The living area is recorded as 52 m² in the BAG registration, while the agent lists it as 50 m². The volume is 166 m³. This is a compact layout, suitable for a single person or a couple.
What is the energy label and what does it mean?
The energy label is C. This is a mid-range label, meaning the home is not particularly efficient but also not the least efficient. Expect energy costs that are moderate, neither very low nor excessively high. The label does not indicate the structural condition of the home, only its energy performance.
What is the foundation risk for this home?
The foundation risk indication for this address is low, according to area-level data. However, the postcode area is noted as a KCAF attention area, with 75% of buildings constructed before 1970. This is an area-level indication, not an inspection of this specific home, so it should be considered as general information.
What are the noise levels around this apartment?
The noise level from road traffic is 62 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 31 dB Lden, which is below the standard. These are area-level indications from public data, not measurements taken at the property itself.
What is the flood risk for this area?
The current flood risk is elevated, and by 2050 it is expected to be medium. Pluvial flooding, which occurs during heavy rain, is also elevated. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications from climate data, not specific to this home.
What amenities are nearby?
The Albert Heijn supermarket is 517 metres away, and the Jumbo is 533 metres. The nearest primary school, KC Het IJzeren Kind, is 1,289 metres away. The GP, Fonkelzorg Den Bosch, is 836 metres away, and the pharmacy is 275 metres. The nearest bus stop is 305 metres away, served by line 3.
How is the public transport connection?
The nearest bus stop is 's-Hertogenbosch, Rubensstraat, at 305 metres, served by line 3. Another stop, 's-Hertogenbosch, Merwedelaan, is at 356 metres with lines 1 and 11. The nearest train station is 's-Hertogenbosch Oost, at 934 metres, which is a ten-minute walk.
What do residents say about the neighbourhood?
Residents give the neighbourhood an average score of 7.1 out of 10, based on three reviews. One resident describes it as "messy" and mentions frequent police appearances, while another, who has lived there for over 35 years, notes a decline in community and safety. A third says the area is "visibly deteriorating." These are individual opinions.
How has the WOZ value changed over time?
The WOZ value has increased by 45% between 2020 and 2025, from €155,000 to €224,000. This is a significant rise over five years, reflecting the broader trend in property values in the area. The current WOZ value, as of 1 January 2025, is €224,000.
