Lucas Gasselstraat 70
Hintham zuid, Den Bosch
AreaA third-floor flat in Hintham zuid
This apartment sits in Hintham zuid, a neighbourhood in Rosmalen that is part of the municipality of Den Bosch. The area has a mix of older and newer housing, with a good share of the homes built between 1945 and 1970. With an asking price of €325,000, the price is keen compared with the average asking price in the neighbourhood, which comes to €409,500. That puts it 21 percent below the neighbourhood average. For context, there are currently 13 homes for sale in the area, with asking prices ranging from €270,000 to €699,000. If you are looking at [apartments in Den Bosch], this one sits at the lower end of that range.
The home itself
Built in 1965, this apartment is on the third floor and has a living area of 69 square metres, according to both the BAG registration and the agent's listing. The home has three rooms, including two bedrooms and one bathroom, all on a single floor. The volume comes to 225 cubic metres. According to the agent, the home has double glazing (HR+ or HR++) and is heated by block heating, which means there is no individual boiler. The energy label is C, so expect moderate energy costs. The apartment is part of a building with shared heating, which is typical for flats of this era.
Life in Hintham zuid
Residents of the district give their surroundings an average score of 6.79, based on six reviews. One resident says: "It 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." Another resident, who gave a higher score, says: "Nicest stadium and least filthy community centre in the Netherlands." The neighbourhood has around 3,950 residents, with a mix of ages: 29 percent are between 25 and 45, while 22 percent are 65 or older. Single-person households make up 43 percent of the total. The housing stock is a mix, with 64 percent owner-occupied homes. For a fuller picture of [the Hintham zuid neighbourhood], the reviews reflect a range of experiences.
Amenities and transport
Daily errands are easy from this address. The Lidl is just around the corner, and the Jumbo is a couple of streets away at roughly 600 metres. For primary education, KC Het IJzeren Kind is a couple of streets away. The nearest GP, Huisartsenpraktijk Rombeek, is around 620 metres away, and the pharmacy is about a ten-minute walk. For public transport, bus line 3 stops at Rosmalen, Nicolaas Fierlantsstraat, just around the corner, and bus lines 90, 158 and 690 stop at 's-Hertogenbosch, Tweeberg. The nearest train station is 's-Hertogenbosch Oost, about 2.2 kilometres away. The municipality of Den Bosch offers a range of services and facilities within easy reach, as you would expect from [the municipality of Den Bosch].
WOZ and address data
The WOZ value is not stated in the available data, so no comparison with the asking price is possible here. The address does come with some area-level risk indications from public data sources. The noise level from road traffic is 56 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 30 dB Lden, which is below the standard. The foundation risk indication is medium, partly because the building dates from before 1970 and the soil type is sand. These are area-level indications, not an inspection of this specific home. For climate risks, pluvial flooding at heavy rain is elevated, as is the current flood risk, while the flood risk for 2050 is medium. Heat stress is currently low but is expected to be medium by 2050.
Source
At the time of writing the home is offered only via 10+ Makelaars. The listing is based on information provided by this agent.
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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 Lucas Gasselstraat 70, Rosmalen
What does the asking price of €325,000 mean for this apartment?
The asking price is €325,000, which is 21 percent below the average asking price of €409,500 in the neighbourhood. The price verdict is keen, meaning it is priced below the neighbourhood average. The price per square metre is €4,710, based on the agent's listing of 69 square metres. There are currently 13 homes for sale in the area, with prices ranging from €270,000 to €699,000.
How many rooms does this apartment have and what is the layout?
The apartment has three rooms in total, including two bedrooms and one bathroom, all on a single floor. The living area is 69 square metres, and the volume is 225 cubic metres. The home is on the third floor of the building. According to the agent, the apartment has double glazing (HR+ or HR++) and is heated by block heating.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs for heating and electricity. The home has double glazing (HR+ or HR++) according to the agent, which helps with insulation. The heating is provided by block heating, which is a shared system for the building. No specific energy cost figures are stated in the listing.
What is the WOZ value of this property?
The WOZ value is not stated in the available data for this property. The WOZ value is the municipal valuation used for tax purposes, and it is not included in the listing information we have. As a result, no comparison between the WOZ value and the asking price can be made here.
What are the noise levels around this address?
The area-level data shows road traffic noise at 56 dB Lden, which is above the Dutch noise standard, based on 2022 figures. Railway noise is 30 dB Lden, which is below the standard. These are area-level indications from public data sources, not measurements taken at this specific home. The noise data is based on the Atlas Leefomgeving.
What is the foundation risk for this building?
The foundation risk indication for this address is medium. This is partly because the building was constructed in 1965, before 1970, and the soil type is sand. The KCAF attention area notes that 100 percent of the properties in this postcode area were built before 1970. This is an area-level indication, not an inspection of this specific home.
What are the flood and climate risks for this location?
The area-level climate data indicates that pluvial flooding at heavy rain is elevated, and the current flood risk is also elevated. The flood risk for 2050 is medium. Heat stress is currently low but is expected to become medium by 2050. These are indications at the area level from the Klimaateffectatlas, not an assessment of this specific property.
What supermarkets and schools are nearby?
The nearest supermarket is a Lidl at about 547 metres, and a Jumbo is at 615 metres. An Albert Heijn is at 1,415 metres. For primary education, KC Het IJzeren Kind is at 586 metres, and Kindcentrum De Troubadour is at 1,344 metres. The nearest GP is Huisartsenpraktijk Rombeek at 620 metres, and the pharmacy is at 1,028 metres.
What public transport options are available near this apartment?
Bus line 3 stops at Rosmalen, Nicolaas Fierlantsstraat, which is 269 metres away. Bus lines 90, 158 and 690 stop at 's-Hertogenbosch, Tweeberg at 429 metres. The nearest train station is 's-Hertogenbosch Oost at 2,179 metres.
What do residents say about living in this area?
Residents of the district give their surroundings an average score of 6.79, based on six reviews. One resident says: "It used to be fun, but not anymore. Lots of junkies in the neighbourhood, a bit unsafe and just time for something new." Another says: "Nicest stadium and least filthy community centre in the Netherlands." The reviews reflect a range of experiences, and the scores vary from 4.17 to 10.0.
