A ground-floor apartment in Graafsebuurt zuid
This ground-floor apartment on Lagelandstraat 6 sits in Graafsebuurt zuid, a neighbourhood in 's-Hertogenbosch where the average asking price for homes currently on the market is €363,833. At €280,000, the asking price is 23% below that neighbourhood average. The home was built in 1938 and carries energy label G, the least efficient label, so expect higher energy costs. For context, apartments in Den Bosch vary widely in price and size.
The home itself
This is a benedenwoning, a ground-floor apartment, with 2 rooms, 1 bedroom, and 1 bathroom spread over a single floor. The living area is 51 m² according to both the BAG registration and the agent's listing. There is a garden at the back (17 m²) and a front garden, both facing northeast. The home has a central heating boiler and is offered in full ownership. The monthly homeowners' association fee is €335.20.
Graafsebuurt zuid
Graafsebuurt zuid is a neighbourhood of about 1,820 residents, where 48% of households are single-person households. 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 resident, who has lived here 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." For more context, see the Graafsebuurt zuid neighbourhood.
Amenities and transport
For daily errands, Albert Heijn is just around the corner, with Jumbo a couple of streets away and Coop a ten-minute walk. The nearest primary school, KC Het IJzeren Kind, is a ten-minute walk, and the nearest GP, Fonkelzorg Den Bosch, locatie Antonius, is a couple of streets away. The pharmacy, Alphega Apotheek Cleij BV, is just around the corner. Bus line 3 stops at 's-Hertogenbosch, Rubensstraat, just around the corner, and the nearest train station, 's-Hertogenbosch Oost, is a ten-minute walk. For more on the wider area, see the municipality of Den Bosch.
WOZ and address data
The WOZ value on 1 January 2025 was €269,000, and the asking price is 4% above that value. Between 2020 and 2025, the WOZ value rose by 132%, from €116,000 to €269,000. As for address-level risks, these are area-level indications, not an inspection of this specific home. The noise indication for road traffic is 66 dB Lden, above the noise standard, while railway noise is 32 dB Lden, not above the standard. The foundation risk indication is medium, and the pluvial flooding risk at heavy rain is elevated, with the current flood risk also elevated and the 2050 flood risk medium.
Source
At the time of writing, the home is offered via multiple channels, including Staete - 's-Hertogenbosch on Funda.
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Features
Details of this home
Transfer
Price
Areas and volume
Layout
Construction
Outdoor space
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 6, 'S-Hertogenbosch
How does the asking price compare to the neighbourhood average?
The asking price of €280,000 is 23% below the average asking price of €363,833 for homes currently on the market in Graafsebuurt zuid. The average price per m² in the neighbourhood is €4,582, while this home is listed at €5,490 per m² based on the agent's floor area. No judgement is given on whether the price is high or low relative to the market.
What is the layout of this apartment?
This is a ground-floor apartment with 2 rooms, 1 bedroom, and 1 bathroom on a single floor. The living area is 51 m², and the volume is 220 m³. There is a back garden of 17 m² and a front garden, both facing northeast. The home is in full ownership and has a central heating boiler.
What is the WOZ value of this home?
The WOZ value on 1 January 2025 was €269,000. The asking price of €280,000 is 4% above that value. Over the five years from 2020 to 2025, the WOZ value increased by 132%, from €116,000 to €269,000. The WOZ value is the municipal valuation, not the current market value.
What are the noise levels around this address?
According to area-level data, the road traffic noise indication is 66 dB Lden, which is above the noise standard. Railway noise is 32 dB Lden, which is not above the standard. These are indications at the address level, not measurements taken at this specific home.
What is the foundation risk for this home?
The foundation risk indication for this address is medium. This is based on area-level data, including the fact that the home was built before 1970 (in 1938) and that 100% of properties in this postcode area were built before 1970. This is an indication, not an inspection of this specific property.
What are the flood and climate risks for this address?
The pluvial flooding risk at heavy rain is elevated, and the current flood risk is also elevated. By 2050, the flood risk is indicated as medium. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications from public risk data, not an assessment of this specific home.
Which supermarkets are nearby?
Albert Heijn is about 546 metres away, Jumbo about 664 metres, and Coop about 910 metres. These are the three nearest supermarkets, all within a ten-minute walk. There are 35 supermarkets within 5 km of this address.
What schools are in the area?
The nearest primary school is KC Het IJzeren Kind, about 1.4 km away. Other primary schools include Kindcentrum De Troubadour and Kindcentrum 't Ven, both further out. For secondary education, Rodenborch-College is about 4 km away. There are 16 schools within 5 km.
What public transport options are available?
Bus line 3 stops at 's-Hertogenbosch, Rubensstraat, about 239 metres away, and also at 's-Hertogenbosch, Graafseweg, about 291 metres away. The nearest train station is 's-Hertogenbosch Oost, about 815 metres away, which is a ten-minute walk.
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 that the neighbourhood is not clean and that police regularly appear. Another long-term resident says the sense of community has decreased and their feeling of safety has declined. A third resident notes that the neighbourhood has visibly deteriorated in terms of cleanliness.
