Lagelandstraat 162
Graafsebuurt zuid, Den Bosch
AreaA compact apartment in Graafsebuurt zuid
This apartment on Lagelandstraat 162 sits in Graafsebuurt zuid, a neighbourhood in Den Bosch where the average asking price for homes currently on the market is €368,375. At €275,000, the asking price for this home is 25% below that neighbourhood average, which the data marks as keen. The home was built in 1986 and carries an energy label B. For context, [apartments in Den Bosch] give a sense of what is available across the municipality.
The home itself
This listing does not state the number of rooms, bedrooms or bathrooms, nor does it mention a garden, balcony or garage. According to the BAG registration, the living area is 61 m², which works out at €4,508 per m². The home dates from 1986 and has an energy label B, so energy costs should be moderate. The asking price sits 1% below the neighbourhood average price per m² of €4,557.
The neighbourhood
Graafsebuurt zuid is home to around 1,820 people, and 48% of households consist of a single person. Residents give the neighbourhood an average score of 7.1, 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, who has lived there for over 35 years, notes: "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." These are the experiences of three individuals, so they give a flavour rather than a full picture. [The Graafsebuurt zuid neighbourhood] has 16 homes for sale at the moment.
Amenities and transport
Daily errands are well covered around here. The Alphega Apotheek Cleij BV pharmacy is just around the corner, and the GP practice Fonkelzorg Den Bosch, locatie Antonius is a ten-minute walk away. For groceries, both Albert Heijn and Jumbo are a couple of streets away, with a Coop a ten-minute walk further. The nearest primary school, KC Het IJzeren Kind, is a ten-minute walk, and secondary education is available at Rodenborch-College. Bus stops on Rubensstraat and Merwedelaan are just around the corner, with lines 3 and 1 and 11 respectively, and the train station 's-Hertogenbosch Oost is a ten-minute walk. The Jeroen Bosch Ziekenhuis hospital is a short drive away. [The municipality of Den Bosch] covers the wider area.
WOZ and address data
No WOZ value is stated for this home, so there is no municipal valuation to compare with the asking price. Public risk data at address level indicates that road traffic noise is measured at 62 dB Lden, above the noise standard, while railway noise at 30 dB Lden stays below it. The foundation risk indication is low, though 75% of properties in this postcode area were built before 1970. For climate, pluvial flooding at heavy rain is elevated, as is the current flood risk, with the 2050 flood risk at medium. Heat stress is currently low but rises to medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source
At the time of writing the home is offered via multiple channels, including Essentieel Wonen and Essentieel Wonen.
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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 162, 'S-Hertogenbosch
How does the asking price compare to other homes in the neighbourhood?
The asking price of €275,000 is 25% below the neighbourhood average asking price of €368,375, which the data marks as keen. The price per m² of €4,508 is 1% below the neighbourhood average of €4,557 per m². Homes in Graafsebuurt zuid currently on the market range from €250,000 to €500,000, with an average living area of 84 m².
What is the living area of this apartment?
According to the BAG registration, the living area is 61 m². This is 27% smaller than the neighbourhood average of 84 m². The listing does not state the number of rooms, bedrooms or bathrooms, so the layout beyond the total floor area is not known.
Is there a WOZ value available for this home?
No WOZ value is stated for this home. The WOZ is the municipal valuation used for property tax purposes, but it is not included in this listing. Without it, there is no official municipal valuation to compare with the asking price of €275,000.
What are the noise levels around this address?
Public data indicates road traffic noise at this address is 62 dB Lden, which is above the noise standard. Railway noise is measured at 30 dB Lden, which stays below the standard. These are area-level indications from public data sources, not measurements taken at the property itself.
What is the foundation risk for this area?
The foundation risk indication for this address is low. However, 75% of properties in this postcode area were built before 1970, which is noted as a KCAF attention area. This is an area-level indication based on public data, not an inspection of this specific home.
What are the flood and climate risks for this location?
Public climate data indicates that pluvial flooding at heavy rain is elevated, and the current flood risk is also elevated. By 2050, the flood risk is projected at medium. Heat stress is currently low but is expected to rise to medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this particular property.
What shops and amenities are nearby?
Albert Heijn and Jumbo supermarkets are both a couple of streets away, with a Coop about a ten-minute walk. The Alphega Apotheek Cleij BV pharmacy is just around the corner, and the GP practice Fonkelzorg Den Bosch, locatie Antonius is a ten-minute walk. The Jeroen Bosch Ziekenhuis hospital is about 3.4 km away.
What public transport options are available?
Bus stops on Rubensstraat and Merwedelaan are just around the corner, served by lines 3 and 1 and 11 respectively. The train station 's-Hertogenbosch Oost is about 950 metres away, roughly a ten-minute walk. This gives access to both local bus services and the rail network.
What do residents say about living in Graafsebuurt zuid?
Residents give the neighbourhood an average score of 7.1, based on three reviews. One resident mentions concerns about cleanliness and police presence, while another who has lived there for over 35 years says the sense of community has declined and their feeling of safety has decreased. A third resident says the neighbourhood has visibly deteriorated, with less maintenance of front gardens and pavements.
What is the energy label of this apartment?
The apartment has an energy label B. This means energy costs should be moderate compared to less efficient labels. The home was built in 1986, and the listing does not provide additional details about insulation or heating installations.
