A leafy setting in Rosmalen
This semi-detached house on Nieuwe Erven 15 sits at the edge of the woods in Binckhorst, a quiet part of Rosmalen. The home dates from 1900 and has an energy label B. With an asking price of €740,000, the price is 26% below the neighbourhood average asking price of €1,000,000, which the agent describes as keen. For context, [semi-detached houses in Den Bosch]( /koopwoningen/s-hertogenbosch/twee-onder-een-kapwoningen/) are listed across the municipality.
The home itself
Inside, the house offers five rooms, including three bedrooms and one bathroom, spread over two floors. The living area is 131 m² according to the agent, while the BAG registration records 141 m². The plot measures 1064 m². The agent highlights a garden at the rear of 496 m² plus a front garden, with the rear garden facing southwest and accessible via the back alley. There is also a detached brick garage. The property is fully owned, and the agent notes insulation in the roof, double glazing, wall and floor insulation. Heating comes from a central heating boiler and a wood stove. The setting is described as at the edge of the woods, on a quiet road, sheltered and in a wooded environment.
Binckhorst
Binckhorst is a small neighbourhood with 745 residents, where the average household size is 1.9. Residents across the municipality of Den Bosch give 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. Cosy village where a lot is organised." Another 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" and expressing concerns about group formation. These reviews reflect the wider municipality, not just this neighbourhood. [The Binckhorst neighbourhood]( /buurt/binckhorst-s-hertogenbosch/) itself has a housing stock of 209 homes, of which 39% are owner-occupied.
Amenities and transport
For daily errands, the nearest supermarket is an Albert Heijn, a ten-minute walk away, with another Albert Heijn and a Jumbo a couple of streets further. The nearest school is Hub Noord-Brabant vestiging Rosmalen, just around the corner, while Basisschool De Hoogakker is a ten-minute walk. The GP practice Huisartsenpraktijk Nuland is a couple of streets away, and the pharmacy Apotheek Rosmalen-Walschot is a ten-minute walk. Bus stop Kruisstraat, Binckhorst, served by line 251, is just around the corner, and the train station Rosmalen is a ten-minute walk. [The municipality of Den Bosch]( /gemeente/s-hertogenbosch/) covers the wider area.
WOZ and address data
The WOZ value for this home is €767,000, based on the reference date 1 January 2025. The asking price is 4% below the WOZ value. Between 2020 and 2025, the WOZ value rose by 48%, from €517,000 to €767,000. Regarding address risks, the noise level from road traffic is 55 dB Lden, which is above the noise standard, while railway noise is 43 dB Lden, below the standard. The foundation risk indication is low, and the soil type is sand. For climate, pluvial flooding at heavy rain is low, while the current flood risk is elevated and the 2050 flood risk is medium. 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 Viermakelaars and Viermakelaars on Funda.
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 Nieuwe Erven 15, Rosmalen
How does the asking price compare to the WOZ value?
The asking price of €740,000 is 4% below the WOZ value of €767,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 48%, from €517,000 in 2020 to €767,000 in 2025.
What is the layout of this semi-detached house?
According to the agent, the home has five rooms, including three bedrooms and one bathroom, spread over two floors. The living area is listed as 131 m² by the agent, while the BAG registration records 141 m². The plot measures 1064 m². There is a garden at the rear of 496 m² plus a front garden, and a detached brick garage.
What is the energy label and what does it mean for costs?
The energy label is B, which is an efficient label. This means the home is relatively energy-efficient compared to less efficient labels, so you can expect moderate energy costs. The agent also notes insulation in the roof, double glazing, wall and floor insulation, and heating via a central heating boiler and a wood stove.
What are the noise levels around this address?
According to public risk data at the address level, the noise level from road traffic is 55 dB Lden, which is above the noise standard. Railway noise is 43 dB Lden, which is below the standard. These are area-level indications, not measurements taken at the property itself.
What is the foundation risk for this home?
The foundation risk indication for this address is low, and the soil type is sand. This is based on area-level data, not an inspection of the specific property. The home was built in 1900, which is before 1970, a factor that is considered in the risk assessment.
What flood risks are indicated for this area?
The climate risk data shows that pluvial flooding at heavy rain is low. The current flood risk is elevated, and the 2050 flood risk is medium. These are area-level indications from the Klimaateffectatlas, not a guarantee for this specific property.
Which supermarkets are nearby?
The nearest supermarket is an Albert Heijn, about 1.8 km away, which is a ten-minute walk. Another Albert Heijn is at 3.2 km, and a Jumbo at 3.2 km as well. There are 11 supermarkets within 5 km of the home.
What schools are close to this home?
The nearest school is Hub Noord-Brabant vestiging Rosmalen, a school for secondary special education, at about 300 m. Basisschool De Hoogakker is at 1.9 km, and Educatief Centrum 't Sparrenbos at 2.2 km. In total, there are 18 schools within 5 km.
How is the public transport connection?
The nearest bus stop is Kruisstraat, Binckhorst, served by line 251, at about 454 m. Another stop, Kruisstraat, Rijksweg-Zuid, is at 977 m and served by line 90. The nearest train station is Rosmalen, at 2.8 km.
What do residents say about living in this area?
Residents across the municipality of Den Bosch give an average score of 8.0, based on 37 reviews. One resident praises the area as "Beautiful, safe" and close to the Maasdijk and floodplains, with sufficient facilities and a cosy village atmosphere. Another mentions a "Nice mix of people" with some exceptions. A third review is critical, referring to an "Islamic neighbourhood" and expressing concerns about group formation.
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