Pettelaarseweg 639
Zuid, Den Bosch
AreaA bright apartment on the fifth floor
This apartment sits on the fifth floor of a building in the Zuid neighbourhood of 's-Hertogenbosch, with an open view over the surrounding residential area. Built in 1999, it offers a living area of 77 m² according to the agent, while the BAG registration records 76 m². The asking price of €350,000 is 46% below the average asking price of €642,729 for homes in this neighbourhood, which puts it on the low side compared with the local market. For context, the average price per m² in the neighbourhood is €5,237, while this home comes in at €4,545 per m². If you are looking at [apartments in Den Bosch], this one stands out for its price position.
Inside the home
The apartment has two rooms in total: one bedroom and one bathroom, spread over a single floor. The volume is 256 m³. According to the agent, the home is largely double glazed and has a central heating boiler. It is offered as full ownership (volle eigendom), with a monthly HOA fee of €219.90. The property subtype is listed as an apartment, and the setting is described as being in a residential area with a free view.
Life in Zuid
Zuid is a neighbourhood where older residents make up a notable share of the population, with 37% aged 65 or over, and half of all households are single-person households. The neighbourhood counts around 3,990 inhabitants. Residents of the municipality of Den Bosch give their living environment an average score of 7.95, based on 39 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. Cosy village where a lot is organised." Another resident 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" with a score of 4.75. These reviews describe the wider municipality rather than Zuid specifically. For more on [the Zuid neighbourhood], the figures give a sense of the local makeup.
Amenities and transport
For daily errands, the nearest GP is Zuiderhoed Huisartsenpraktijken, just around the corner, and the BENU Apotheek De Pettelaar is a couple of streets away. The closest supermarket, a Jumbo, is a ten-minute walk, with another Jumbo slightly further. A park or public garden is on your doorstep. Public transport is well within reach: the bus stop 's-Hertogenbosch, Provinciehuis is on your doorstep with lines 1, 11, 154 and 306, and the train station 's-Hertogenbosch Oost is about 2.5 km away. The nearest primary school, KC Het IJzeren Kind, is a ten-minute walk. All of this sits within [the municipality of Den Bosch].
WOZ value and address data
The WOZ value for this home was set at €343,000 with a reference date of 1 January 2025. The asking price of €350,000 is 2% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 11%, from €309,000 to €343,000. As for the address, the road traffic noise load is 61 dB Lden, which is above the noise standard, while railway noise is 30 dB Lden, below the standard. The foundation risk indication is low, though the soil is peat, which is sensitive to settlement. Pluvial flooding risk is low, while the current flood risk is elevated and the 2050 flood risk is medium. Heat stress is currently low but is expected to be 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 Boumij Makelaars and a listing on Funda. The agent is Boumij Makelaars.
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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 Pettelaarseweg 639, 'S-Hertogenbosch
How does the asking price compare to the WOZ value?
The WOZ value for this apartment was set at €343,000 with a reference date of 1 January 2025. The asking price of €350,000 is 2% above this WOZ value. Between 2020 and 2025, the WOZ value increased by 11%, from €309,000 to €343,000. The WOZ value is the municipal valuation, not the current market value.
What is the layout of this apartment?
According to the agent, the apartment has two rooms in total: one bedroom and one bathroom, spread over a single floor. The living area is 77 m² according to the agent, while the BAG registration records 76 m². The volume is 256 m³. The home is located on the fifth floor and is described as being in a residential area with a free view.
What is the energy label and what does it mean for costs?
The energy label for this apartment is B. Label B is an efficient label, which means the energy costs are likely to be relatively moderate compared to less efficient labels. The agent also notes that the home is largely double glazed. The home has a central heating boiler. The energy label is a fact about the home, not a judgement on its condition.
What is the HOA fee for this apartment?
The monthly HOA fee (VvE contribution) is €219.90. This is a recurring cost that covers the shared maintenance and management of the building. The apartment is offered as full ownership (volle eigendom), which means you own the property outright. The HOA fee is a fixed monthly amount that you should factor into your budget.
What are the noise levels around this address?
The road traffic noise load at this address is 61 dB Lden, which is above the noise standard. Railway noise is 30 dB Lden, which is below the standard. These are area-level indications from public data (Atlas Leefomgeving), not measurements taken at this specific home. The noise figures give an indication of the acoustic environment in the immediate area.
What is the flood risk for this area?
The current flood risk for this address is elevated, while the 2050 flood risk is medium. Pluvial flooding (from heavy rain) is low. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, not an assessment of this specific property. The foundation risk indication is low, though the soil is peat, which is sensitive to settlement.
What amenities are nearby?
The nearest GP is Zuiderhoed Huisartsenpraktijken at 272 m, and the BENU Apotheek De Pettelaar is at 645 m. The closest supermarket is a Jumbo at 1,026 m, with another Jumbo at 1,256 m. A park or public garden is at 0.2 km. The nearest primary school, KC Het IJzeren Kind, is at 2,184 m. The Jeroen Bosch Ziekenhuis is at 3,535 m.
How is the public transport connection?
The bus stop 's-Hertogenbosch, Provinciehuis is at 62 m, with lines 1, 11, 154 and 306. Another stop, 's-Hertogenbosch, Guido Gezellelaan, is at 220 m with line 11. The nearest train station is 's-Hertogenbosch Oost at 2,495 m. These stops and lines give you options for getting around the area.
What do residents say about living in this area?
Residents of the municipality of Den Bosch give their living environment an average score of 7.95, based on 39 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." A third review is less positive, scoring 4.75. These reviews describe the wider municipality, not the Zuid neighbourhood specifically.
How does this apartment compare to the neighbourhood average?
The asking price of €350,000 is 46% below the average asking price of €642,729 for homes in this neighbourhood. The living area of 77 m² is 37% smaller than the neighbourhood average of 122 m². The average price per m² in the neighbourhood is €5,237, while this home is listed at €4,545 per m². These figures give a sense of where this apartment sits in the local market.
