A quiet spot in Bazeldonk
This apartment on Van Ruusbroecstraat 71 sits on a quiet road in a residential area, with an unobstructed view. It is a portiekflat built in 1958, located on the first living floor in the Bazeldonk neighbourhood of 's-Hertogenbosch. The asking price of €385,000 is keen compared with the neighbourhood average asking price of €499,350. For context, apartments in Den Bosch give a wider picture of what is on offer in the municipality.
Inside the home
The apartment has four rooms, including three bedrooms, all on one floor. The living area is 87 m² according to the agent, while the BAG registration lists 86 m². The home has roof insulation, wall insulation and double glazing, and is heated by a central heating boiler. The volume is 288 m³. There is a homeowners' association, with a monthly contribution of €360.
Life in Bazeldonk
Bazeldonk is a neighbourhood with about 1,600 residents, many of whom live alone. 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." These reviews reflect the wider municipality, not just this neighbourhood. For more on the area, see the Bazeldonk neighbourhood.
Amenities and transport
Daily errands are easy from here. The nearest GP, Zuiderhoed Huisartsenpraktijken, is just around the corner, and the BENU Apotheek De Pettelaar is a couple of streets away. A Jumbo supermarket is a ten-minute walk, and another Jumbo is slightly further. For schools, KC Het IJzeren Kind is a ten-minute walk. Public transport is on your doorstep: the bus stop at Erasmusstraat, with lines 1, 11 and 156, is just outside. The train station 's-Hertogenbosch Oost is a ten-minute walk. The wider surroundings are covered by the municipality of Den Bosch.
WOZ value and address data
The WOZ value for this home is €324,000, with a reference date of 1 January 2025. The asking price is 19% above the WOZ value. Between 2020 and 2025, the WOZ value rose by 52%, from €213,000 to €324,000. As for address-level risks, the noise from road traffic is 54 dB Lden, which is above the noise standard, while railway noise is 30 dB Lden, below the standard. The foundation risk indication is medium, and the soil type is peat, which is an area-level indication. Pluvial flooding at heavy rain is medium, and the current flood risk is elevated, dropping to medium by 2050. Heat stress is low now, rising to 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 Essentieel Wonen.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
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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 Van Ruusbroecstraat 71, 'S-Hertogenbosch
How does the asking price compare with the neighbourhood average?
The asking price of €385,000 is 23% below the neighbourhood average asking price of €499,350. The price per square metre is €4,425, based on the agent's listed living area of 87 m². This makes the asking price keen compared with the average in Bazeldonk, where the average asking price per m² is €5,311.
What is the layout of this apartment?
The apartment has four rooms, including three bedrooms, all on one floor. The living area is 87 m² according to the agent, while the BAG registration lists 86 m². The home is a portiekflat built in 1958, located on the first living floor. It has roof insulation, wall insulation and double glazing, and is heated by a central heating boiler.
What is the WOZ value and how has it changed?
The WOZ value is €324,000, with a reference date of 1 January 2025. The asking price is 19% above this value. Over the past five years, the WOZ value has risen by 52%, from €213,000 in 2020 to €324,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the address-level risk indications?
The address-level risk data shows road traffic noise at 54 dB Lden, which is above the noise standard, while railway noise is 30 dB Lden, below the standard. The foundation risk indication is medium, with peat soil, and the area is a KCAF attention area. Pluvial flooding at heavy rain is medium, and the current flood risk is elevated, dropping to medium by 2050. These are area-level indications, not an inspection of this home.
What amenities are nearby?
The nearest GP, Zuiderhoed Huisartsenpraktijken, is about 400 metres away, and the BENU Apotheek De Pettelaar is about 700 metres away. A Jumbo supermarket is about 700 metres away, with another Jumbo at about 800 metres. The nearest primary school, KC Het IJzeren Kind, is about 1.8 km away. The Jeroen Bosch Ziekenhuis is about 3.3 km away.
How is the public transport in this area?
The bus stop at Erasmusstraat is just 28 metres away, with lines 1, 11 and 156. Another stop, Vondelstraat, is 63 metres away with the same lines. The nearest train station is 's-Hertogenbosch Oost, about 1.8 km away. This makes public transport very accessible from this home.
What is the neighbourhood like?
Bazeldonk has about 1,600 residents, with a high share of single-person households at 57%. Residents across the municipality of Den Bosch give their living environment an average score of 8.0, based on 37 reviews. One resident mentions the proximity to the Maasdijk and floodplains, and another highlights the nice mix of people. These reviews reflect the wider municipality, not just this neighbourhood.
What is the energy label and what does it mean?
The energy label is B, which is an efficient label. This means the home is relatively energy-efficient compared with less efficient labels. The home also has roof insulation, wall insulation and double glazing, according to the agent. The energy label is a rating of the home's energy performance, not a statement about its structural condition.
