A calm spot in Lokeren
This apartment on Lokerenpassage 86 sits in the Lokeren neighbourhood, part of the Maaspoort district in Den Bosch. It is a quiet residential setting with an open view, and the home itself dates from 1985. The asking price is €325,000. For context, the average asking price in the neighbourhood is €414,450, and this home is the cheapest of the 10 homes currently for sale here. The average asking price per m² in the neighbourhood is €4,382, while this home comes in at €4,514 per m². If you are looking at [apartments in Den Bosch], this one is worth a closer look.
The apartment itself
This is a three-room apartment with two bedrooms, spread over one floor, with a living area of 72 m² according to the agent. The BAG registration lists 74 m², so there is a small difference between the two sources. The home has a balcony, and it is offered as full ownership. The heating runs on a central heating boiler, and the insulation is described as partially double glazed. The volume is 225 m³. There is a homeowners' association, with a monthly fee of €191.09.
Life in Lokeren
Lokeren is a neighbourhood with about 1,335 residents, and it is part of the larger Maaspoort area. Residents across the municipality of Den Bosch give their living environment an average score of 8.0, based on 37 reviews. One resident says: "Beautiful, 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." Another notes: "Nice mix of people, with a few exceptions who don't want to and can't adapt." A third review is less positive, mentioning "Islamic neighbourhood, few Dutch people" and describing groups forming. These reviews reflect the wider municipality, not just Lokeren itself. The neighbourhood has a mix of households, with 37% single-person households and 33% households with children. For more on the area, see [the Lokeren neighbourhood].
Amenities and transport
Daily errands are easy from here. The Jumbo supermarket is on your doorstep, just 48 metres away, and the Albert Heijn is just around the corner. A GP practice, Gezondheidscentrum Maaspoort, Huisartsenpraktijk van Son, is a five-minute walk, and the Service Apotheek Schanswiel is nearby too. For schools, the nearest primary school is a short walk, and secondary education is a bit further. Public transport is close: bus stops at Eimeren and Fleringen are just around the corner, with lines 8, 9 and 10. The nearest train station is 's-Hertogenbosch Oost, about 3 km away. All of this sits within [the municipality of Den Bosch].
WOZ value and address data
The WOZ value for this home is €299,000, based on the reference date of 1 January 2025. The asking price is 9% above this WOZ value. Over the past five years, the WOZ value has risen by 52%, from €197,000 in 2020 to €299,000 in 2025. As for the address itself, the noise level from road traffic is 64 dB Lden, which is above the noise standard, while railway noise is 37 dB Lden, below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. The climate indications show low pluvial flooding risk, but an elevated flood risk currently, moving to medium by 2050. Heat stress is low now, but 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 Staete - 's-Hertogenbosch.
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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 Lokerenpassage 86, 'S-Hertogenbosch
How does the asking price compare to the WOZ value?
The asking price of €325,000 is 9% above the WOZ value of €299,000, 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 by 52%, from €197,000 in 2020 to €299,000 in 2025. This comparison is precomputed and does not imply any judgement about the asking price.
What is the layout of this apartment?
According to the agent, this is a three-room apartment with two bedrooms, spread over one floor. The living area is listed as 72 m² by the agent, while the BAG registration states 74 m². The home has a balcony and a volume of 225 m³. It is offered as full ownership, with a homeowners' association fee of €191.09 per month.
What is the energy label and what does it mean for costs?
The energy label is B. This is an efficient label, so you can expect relatively moderate energy costs compared to less efficient labels. The agent notes that the home has partially double glazing and a central heating boiler. The energy label is a fact about the home's energy performance, not a statement about its structural condition.
What are the noise levels around this address?
The noise level from road traffic at this address is 64 dB Lden, which is above the noise standard. Railway noise is 37 dB Lden, which is below the standard. These are area-level indications from public data, not measurements taken at the home itself. The foundation risk indication is low, though the soil is clay, which is sensitive to settling.
What is the flood risk for this area?
The climate indications for this address show a low risk of pluvial flooding, meaning flooding from heavy rain. The current flood risk is elevated, and by 2050 it is expected to be medium. Heat stress is low now, but medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property.
Which supermarkets are nearby?
The Jumbo supermarket is just 48 metres away, essentially on your doorstep. The Albert Heijn is 124 metres away, just around the corner. A PLUS supermarket is about 1.2 km away, and a Lidl is about 1.3 km away. This makes daily grocery shopping very convenient from this location.
What public transport options are available?
Bus stops are close by: 's-Hertogenbosch, Eimeren is 133 metres away with lines 8 and 9, and 's-Hertogenbosch, Fleringen is 239 metres away with lines 8, 9 and 10. The nearest train station is 's-Hertogenbosch Oost, about 2.95 km away. These stops provide local bus connections, though specific destinations are not listed.
What is the neighbourhood like based on resident reviews?
Resident reviews are available at the municipality level, not specifically for Lokeren. Across Den Bosch, residents give an average score of 8.0 out of 10, based on 37 reviews. One resident praises the area as "Beautiful, safe" and close to the Maasdijk and floodplains, while another mentions a "Nice mix of people." A third review is less positive, noting "Islamic neighbourhood, few Dutch people." These reflect the wider municipality.
How does this home's price per m² compare to the neighbourhood?
The asking price per m² for this apartment is €4,514, based on the agent's listed living area of 72 m². The average asking price per m² in the neighbourhood is €4,382. So this home is priced slightly above the neighbourhood average per m², even though the total asking price is 22% below the neighbourhood average asking price of €414,450.
What is the homeowners' association fee?
The monthly homeowners' association fee is €191.09. This is a standard fee for apartment buildings, covering shared costs such as maintenance of common areas. The fee is stated in the listing, and it is a fixed amount that you would pay as the owner. No additional details about what the fee covers are provided in the listing.
