Homes for sale in Graafsepoort, Den Bosch
View the current supply of homes for sale in Graafsepoort, including neighbourhood scores and resident reviews. Compare prices, surface area and energy labels.
What does a home in Graafsepoort cost?
The owner-occupied market in Graafsepoort is more accessible than in many other parts of Den Bosch. The average WOZ value is €351,000, significantly lower than the municipal average of €398,000. However, actual transaction prices tell a more nuanced story: in the past twelve months, 79 homes were sold for an average of €567,848, with a range from €250,000 to as much as €2,350,000. This large difference is because the neighbourhood includes both compact apartments and more spacious single-family homes, as well as some more expensive properties. The average floor area of sold homes is 99 m². Of the nearly 7,000 homes in Graafsepoort, 46% are owner-occupied and 54% are rental, of which a large portion is social housing (43%). This makes the neighbourhood mixed in terms of tenure. Check the overview at the top of this page for current listings and asking prices.
Living in Graafsepoort: an honest picture of a neighbourhood in transition
Graafsepoort is a neighbourhood that cannot be summed up in one word. The area east of the city centre consists of very different sub-neighbourhoods, from the more urban De Hinthamerpoort near the centre to the greener parts around Hintham noord and Hintham zuid. The largest age group is 25 to 45 years old, and single-person households form the majority, which fits the urban character. Residents on the neighbourhood page of Graafsepoort give the area a 6.8 out of 10. Accessibility scores notably high (8.8) and amenities (8.0), while safety (6.0) and sense of community (5.8) lag behind.
These scores match what residents write. A long-term resident notes: "Living in this neighbourhood for over 35 years and have seen many negative changes. It was always a peculiar neighbourhood, but there was still something like community spirit." Several residents mention that the neighbourhood has become less clean and that social cohesion has declined. Resident Manal writes about "many junkies in the neighbourhood" and a feeling of insecurity, but is also positive about the new-build plans: "I'm glad the flats are being demolished and new apartment complexes are coming." This redevelopment is indeed underway and could significantly change the appearance of parts of the neighbourhood in the coming years, something to consider as a buyer.
In terms of amenities, Graafsepoort is well-served. Along the Graafseweg you will find various shops and eateries, and the De Helftheuvel shopping centre is within cycling distance. For daily groceries, there are several supermarkets in the neighbourhood. The IJzeren Vrouwpark provides green space nearby, although residents note that the busy road cuts through the park. Primary schools are available in the neighbourhood, and for secondary education you can go to the rest of Den Bosch. Den Bosch station is within cycling distance and offers fast connections to Utrecht, Eindhoven and Tilburg. By car, you can quickly reach the motorway via the A2 and A59. The high score for accessibility is therefore justified. For those wanting to explore the city centre: the historic core of the Binnenstad is within walking distance from the western parts of Graafsepoort.
Is an owner-occupied home in Graafsepoort right for you?
With an average purchase price around €568,000 and apartments available from around €250,000, buying an apartment in Graafsepoort is a more realistic option for first-time buyers than in the city centre or Rosmalen-Zuid. Movers-up can find more spacious single-family homes in sub-neighbourhoods like Graafsebuurt noord. Be honest with yourself about the downsides: the neighbourhood is in transition, some parts look messy, and social cohesion is not strong everywhere. When buying in Graafsepoort, take into account additional costs such as transfer tax (2%) and notary fees. If buying is not yet feasible, consider rental homes in Graafsepoort as an alternative, given the large rental supply in the neighbourhood. Information about ongoing redevelopment projects can be found on the website of the municipality of Den Bosch.
Searching for an owner-occupied home in Graafsepoort and surroundings
On Buurtje.nl you will not only find current housing listings, but also neighbourhood scores, resident reviews and neighbourhood statistics that you won't find together anywhere else. This allows you to assess whether a neighbourhood really suits you before planning a viewing. Want to broaden your search? Compare Graafsepoort with adjacent neighbourhoods such as Muntel / Vliert or view the full overview of owner-occupied homes in Den Bosch.
Frequently asked questions
What is the average price of a home in Graafsepoort?
The average purchase price in Graafsepoort last year was €567,848, based on 79 sold homes. Prices vary widely: from around €250,000 for an apartment to €2,350,000 for the most expensive homes. The average WOZ value is €351,000, lower than the 's-Hertogenbosch average of €398,000.
What type of home can I buy in Graafsepoort?
Graafsepoort offers a mix of apartments and single-family homes. The average floor area of sold homes is 99 m². In neighbourhoods like Hintham you will find more spacious family homes, while around Graafseweg and Hinthamerpoort there are more apartments. Due to demolition and new construction, new apartment complexes will also be added in the coming years.
Is Graafsepoort a safe neighbourhood to buy a home?
Residents rate safety in Graafsepoort at 6.0 out of 10. Some residents report nuisance and regular police presence. At the same time, there are large differences per neighbourhood within Graafsepoort. It is wise to walk through the specific street at different times before buying a home.
What are the additional costs when buying a home in Graafsepoort?
In addition to the purchase price, as a buyer you pay transfer tax (2% for owner-occupation), notary costs for the deed of transfer and mortgage deed, and possibly appraisal fees and advisor fees. Expect around 4 to 6% in buyer's costs on top of the purchase price. For new-build homes, different rules apply, such as VAT instead of transfer tax.
How accessible is Graafsepoort in Den Bosch?
Accessibility scores an 8.8 from residents, the highest sub-score. Den Bosch station is within ten minutes by bike and offers intercity connections to Utrecht, Eindhoven and Tilburg. By car, you have quick access to the A2 and A59. Bus lines connect the neighbourhood with the city centre and surrounding areas.
Bismallah Frederik'sniffo here, have been to several villages, but this really takes the cake. astaghfirullah what is this street man. 's Hertogsbos is a neighbourhood where people spontaneously jump in front of trains, but that sucks because then my train gets delayed inshallah :( I hate my kind lowkey #euthanisealldeppressivepeople Harold van Duijn is my bitch. I fuck him so hard he becomes delusional and says den bosch is beautiful Alhamdoelillah Ffrederik sniffo
Auto-translated to English by AINothing else is worth it. As soon as I step outside the neighbourhood I feel disgusted. Nicest stadium and least filthy community centre in the Netherlands. Would also have a nice view of IJzeren Vrouw if that bloody road hadn't split the bloody park in two, what a bloody mess, bloody 60s... Furthermore, glad I'm from the north and not the south. Those lazy bastards in Graafsebuurt south wanted to keep slavery, what a bunch of empathy-less scum. #AllMokrosMustAlsoWork
Auto-translated to English by AIIt 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.
Auto-translated to English by AIDon't think the neighbourhood is clean and too many immigrants together in one area and police regularly appear, that's not for nothing
Auto-translated to English by AILiving in this neighbourhood for over 35 years and have seen a lot of negative changes over the years. 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.
Auto-translated to English by AIIn the past the neighbourhood was cleaner and people maintained the front gardens and pavements better, also the children just throw everything on the street
Auto-translated to English by AI
