Paterslaan 3
Binckhorst, Den Bosch
AreaA new-build apartment at the edge of the woods
This is a modern apartment on the first floor of a 2023 building, sitting right at the edge of the woods in the Binckhorst neighbourhood of Rosmalen. The setting is described as being at the forest edge, on a quiet road, by the water, with a sheltered position and free views. At €650,000, the asking price is on the high side compared to similar apartments in Den Bosch.
Inside the home
The apartment has three rooms, two bedrooms and one bathroom, all on a single floor. The agent lists the living area at 95 m², while the BAG registration records 92 m². It comes with a balcony and a parking space, and the whole property is fully insulated with underfloor heating throughout and a heat pump. It is offered as full ownership, with a monthly HOA fee of €256.
The Binckhorst neighbourhood
The Binckhorst neighbourhood is a small one, with around 720 residents, and it has a distinctly older profile: a third of residents are 65 or over, and a similar share are between 45 and 65. Most households are single-person, and only about a fifth have children. Residents of the wider municipality of Den Bosch give their living environment an average score of 7.95, based on 39 reviews. One resident describes the area as beautiful and safe, close to the Maasdijk and the floodplains, with plenty of facilities in the village and various sports clubs. Another mentions a nice mix of people, with a few exceptions who don't want to adapt.
Amenities and transport
Daily errands mean a short trip: the nearest GP is in Nuland, about a 20-minute walk away, and the nearest pharmacy is in Rosmalen, a bit further. The closest supermarket is an Albert Heijn, roughly a 30-minute walk, with several other options within a few kilometres. For schools, there's a special education hub just under 700 metres away, and a primary school about a 25-minute walk. Bus stops on the Rijksweg-Zuid are just around the corner, served by line 90, and the train station in Rosmalen is about a 35-minute walk. The municipality of Den Bosch is the wider administrative area here.
WOZ value and address data
The WOZ value is €529,000, with a reference date of 1 January 2025, and the asking price sits 23% above that. Over the past few years the WOZ has risen steadily, from €431,000 in 2023 to €444,000 in 2024 and then to the current figure. Public risk data at address level indicates that road traffic noise is above the norm at 53 dB, while railway noise is below it at 32 dB. The foundation risk is low, on sandy soil, and the pluvial flooding risk is medium, with the current flood risk rated as elevated and the 2050 outlook as medium. These are area-level indications, not an inspection of this specific home.
About the listing
At the time of writing, the home is offered via multiple channels, including Abelen Makelaars & Taxateurs and their listings on Funda and Huispedia.
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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 Paterslaan 3, Rosmalen
What is the asking price for this apartment?
The asking price is €650,000. The agent lists the living area at 95 m², which works out to €6,842 per square metre. The price sits 23% above the WOZ value of €529,000, so it is on the higher end compared to the official valuation.
What does the apartment include in terms of layout and features?
The apartment has three rooms, two bedrooms and one bathroom, all on a single floor on the first level. It includes a balcony and a parking space. The property is fully insulated, with underfloor heating throughout and a heat pump, and it is offered as full ownership with a monthly HOA fee of €256.
What is the WOZ value and how has it developed?
The WOZ value is €529,000, with a reference date of 1 January 2025. Over the previous years it has increased from €431,000 in 2023 to €444,000 in 2024, and then to the current figure. The asking price is 23% above this WOZ value.
What are the risk indications for this address?
Public risk data at address level indicates that road traffic noise is above the norm at 53 dB, while railway noise is below it at 32 dB. The foundation risk is low, on sandy soil. The pluvial flooding risk is medium, the current flood risk is elevated, and the 2050 outlook is medium. These are area-level indications, not an inspection of this specific home.
What amenities and transport options are nearby?
The nearest GP is in Nuland, about a 20-minute walk away, and the nearest pharmacy is in Rosmalen. The closest supermarket is an Albert Heijn, roughly a 30-minute walk, with several other options within a few kilometres. Bus stops on the Rijksweg-Zuid are just around the corner, served by line 90, and the train station in Rosmalen is about a 35-minute walk.
What is the Binckhorst neighbourhood like?
The Binckhorst neighbourhood has around 720 residents, with a third aged 65 or over and a similar share between 45 and 65. Most households are single-person, and about a fifth have children. Residents of the wider municipality of Den Bosch give their living environment an average score of 7.95, based on 39 reviews.
Why is the asking price above the WOZ value?
The asking price of €650,000 is 23% above the WOZ value of €529,000. The WOZ value is the municipal valuation for tax purposes, with a reference date of 1 January 2025, and it does not necessarily reflect the current market value. The difference is a fact of the listing, not a judgement on the price.
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