A bright apartment in De Hinthamerpoort
This apartment on the Westenburgerweg sits in De Hinthamerpoort, a neighbourhood in 's-Hertogenbosch that is clearly in transition. The asking price of €545,000 is on the high side, which is precomputed against the neighbourhood average asking price of €413,167. For context, the average asking price for apartments in Den Bosch gives a sense of where this home sits in the wider market.
The home itself
Built in 2010, this apartment on the second floor has three rooms, two bedrooms and one bathroom. The living area is 95 m² according to the agent, while the BAG registration lists 94 m². It comes with a balcony and a parking space in the parking basement. The home has full ownership, and the HOA fee is €186.19 per month. According to the agent, the insulation includes roof insulation, double glazing, HR+ glass, wall insulation and floor insulation, and the heating runs on district heating with underfloor heating throughout.
Life in De Hinthamerpoort
Residents of the district give an average score of 6.64, based on four 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 notes: "Don't think the neighbourhood is clean and too many immigrants together in one area and police regularly appear, that's not for nothing." A third resident, who has lived there for over 35 years, says: "It was always a peculiar neighbourhood in many respects. But there was still something like a sense of community. But now that everyone is more to themselves and has less (good) contact with neighbours, my feeling of safety has noticeably decreased." The neighbourhood has about 2,000 residents, and 57% of households are single-person. For more on the area, see the De Hinthamerpoort neighbourhood.
Amenities and transport
For daily errands, Albert Heijn is just around the corner, with Coop and Jumbo a couple of streets away. The nearest primary school, KC Het IJzeren Kind, is a ten-minute walk, and the nearest GP, Fonkelzorg Den Bosch, locatie Antonius, is just around the corner. The pharmacy, Alphega Apotheek Cleij BV, is a five-minute walk. Bus line 3 stops at 's-Hertogenbosch, Graafseweg on your doorstep, and line 70 at Hinthamereinde a five-minute walk away. The train station 's-Hertogenbosch Oost is a ten-minute walk. For a broader view of the surroundings, see the municipality of Den Bosch.
WOZ and address data
The WOZ value is €473,000 as of 1 January 2025, and the asking price is 15% above that value. Between 2020 and 2025, the WOZ value rose by 38%, from €344,000 to €473,000. As for address-level risks, these are area-level indications, not an inspection of this specific home. The noise from road traffic is 52 dB Lden, which is above the noise standard, while railway noise is 34 dB Lden, below the standard. The foundation risk indication is low. For climate, pluvial flooding at heavy rain is elevated, the current flood risk is medium, and by 2050 it is low. Heat stress is currently low and medium by 2050.
Source
At the time of writing, the home is offered via multiple channels, including Boumij Makelaars.
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Features
Details of this home
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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 Westenburgerweg 304, 'S-Hertogenbosch
How does the asking price compare to the neighbourhood average?
The asking price of €545,000 is 32% above the neighbourhood average asking price of €413,167. The price per square metre is €5,737 based on the agent's listed living area of 95 m², which is 7% above the neighbourhood average of €5,341 per m². The price verdict is that it is on the high side.
What is the layout of this apartment?
According to the agent, this apartment has three rooms, two bedrooms and one bathroom, spread over one floor. The living area is 95 m² as listed by the agent, while the BAG registration records 94 m². The home is on the second floor and has a balcony. There is also a parking space in the parking basement.
What is the WOZ value and how has it developed?
The WOZ value is €473,000 as of 1 January 2025. The asking price is 15% above this value. Over the past five years, the WOZ value has risen by 38%, from €344,000 in 2020 to €473,000 in 2025. This is the municipal valuation, not the current market value.
What are the noise levels around this address?
According to public address-level data, the noise from road traffic is 52 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 34 dB Lden, which is below the standard, based on 2023 data. These are area-level indications, not measurements taken at this specific home.
What are the flood and heat risks for this area?
Area-level climate indications show that pluvial flooding at heavy rain is elevated, the current flood risk is medium, and by 2050 it is low. Heat stress is currently low and medium by 2050. These are indications at the address level, not an inspection of this specific property.
What supermarkets are nearby?
Albert Heijn is about 713 metres away, Coop about 731 metres, and Jumbo about 803 metres. All three are within a ten-minute walk. There are also other supermarkets within five kilometres, including another Albert Heijn and a PLUS.
Which schools are close to this apartment?
The nearest primary school is KC Het IJzeren Kind, about 1.5 km away. Other primary schools within five kilometres include Kindcentrum De Troubadour and Kindcentrum 't Ven. For secondary education, Rodenborch-College is about 4.1 km away.
What public transport options are available?
Bus line 3 stops at 's-Hertogenbosch, Graafseweg, about 164 metres away, and at Rubensstraat about 362 metres away. Bus line 70 stops at Hinthamereinde about 523 metres away. The nearest train station is 's-Hertogenbosch Oost, about 784 metres away.
What do residents say about the district?
Residents of the district give an average score of 6.64, based on four reviews. One resident mentions feeling unsafe and seeing junkies, while another notes the neighbourhood is not clean and police appear regularly. A long-term resident says the sense of community has decreased over the years. These reviews describe the district, not specifically this neighbourhood.
What is the energy label and what does it mean?
The energy label is A, which is an efficient label. According to the agent, the home has roof insulation, double glazing, HR+ glass, wall insulation and floor insulation. The heating runs on district heating with underfloor heating throughout. The label itself does not indicate the condition of the construction.
