A leafy setting on the edge of Rosmalen
Tucked away at the edge of the woods on a quiet road, this semi-detached house on Nieuwe Erven 16 in Rosmalen feels a world away from the bustle, yet the village centre is within easy reach. The home dates from 1900 and carries an energy label C. With a plot of 918 m², there is plenty of outdoor space. The asking price of €715,000 is keen compared with the average asking price in the neighbourhood, which stands at €1,000,000. For a sense of what this price buys in the wider area, have a look at semi-detached houses in Den Bosch.
The home itself
Inside, the house offers four rooms, including two bedrooms and one bathroom, spread over three floors. The living area is listed at 142 m² by the agent, while the BAG registration records 160 m². The garden, which faces southwest and is accessible via the back, measures 434 m², and there is also a front garden. A detached brick garage provides parking and storage. The property is fully owned and comes with insulation in the roof, walls and floor, as well as double glazing. Heating is provided by a central heating boiler and a wood stove.
Life in Binckhorst
Binckhorst is a small neighbourhood with around 745 residents, many of whom are older: a third are over 65. It is a quiet, green corner of Rosmalen, with the woods right on the doorstep. Residents of the municipality of Den Bosch give their living environment an average score of 8.0, based on 37 reviews. One resident describes it as "Beautiful, safe. Very close to the Maasdijk and the floodplains", while another mentions "a nice mix of people". The reviews reflect a range of experiences, as you might expect in any community. For more on the area, see the Binckhorst neighbourhood.
Amenities and transport
The nearest supermarket, an Albert Heijn, is a ten-minute walk away, and there are several other options within a short drive, including a Jumbo and a Lidl. For everyday needs, the GP practice in Nuland is just around the corner, and the pharmacy in Rosmalen is a ten-minute walk. A primary school, Basisschool De Hoogakker, is a couple of streets away, and there is also a secondary special education school nearby. Bus stop Kruisstraat, Binckhorst, served by line 251, is just around the corner, and the train station in Rosmalen is a ten-minute walk. The wider surroundings fall under the municipality of Den Bosch.
WOZ value and address data
The WOZ value of the property is €811,000, as of the reference date 1 January 2025. The asking price of €715,000 is 12% below this value. Between 2020 and 2025, the WOZ value rose by 51%, from €538,000 to €811,000. At the address level, the noise from road traffic is measured at 60 dB Lden, which is above the standard, while railway noise is below it. The foundation risk indication is low, and the soil type is sand. For pluvial flooding, the indication is low, but the current flood risk is elevated, moving to medium by 2050. These are area-level indications based on public data, 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.
Features
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Outdoor space
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 16, Rosmalen
How does the asking price compare with the WOZ value?
The asking price of €715,000 is 12% below the WOZ value of €811,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price is also keen compared with the average asking price in the neighbourhood, which is €1,000,000.
What is the layout of the house?
The house has four rooms, including two bedrooms and one bathroom, spread over three floors. The agent lists the living area at 142 m², while the BAG registration records 160 m². There is a garden of 434 m² facing southwest, a front garden, and a detached brick garage.
What is the energy label and what does it mean?
The energy label is C. This label indicates the energy performance of the home as registered. With label C, you can expect moderate energy costs, though the actual costs depend on your usage. The home has insulation in the roof, walls and floor, as well as double glazing, according to the agent.
What is the foundation risk for this property?
The foundation risk indication at this address is low, based on area-level data. The soil type is sand, and the home was built before 1970. This is an indication for the area, not an inspection of the property itself.
What are the flood risks for this address?
The current flood risk is elevated, and by 2050 it is expected to be medium. For pluvial flooding, the indication is low. These are area-level indications from public data, not a guarantee for this specific property.
What public transport options are nearby?
The nearest bus stop is Kruisstraat, Binckhorst, served by line 251, about 460 metres away. Another stop, Kruisstraat, Rijksweg-Zuid, with line 90, is about 974 metres away. The train station in Rosmalen is approximately 2.8 km from the home.
What amenities are within walking distance?
The nearest supermarket, an Albert Heijn, is about 1.8 km away, which is a ten-minute walk. The GP practice in Nuland is about 1.2 km away, and the pharmacy in Rosmalen is about 3.1 km away. A primary school, Basisschool De Hoogakker, is about 1.9 km away.
What is the neighbourhood like?
Binckhorst is a small neighbourhood with around 745 residents, many of whom are over 65. It is a quiet, green area, with the woods nearby. Residents of the municipality of Den Bosch give their living environment an average score of 8.0, based on 37 reviews, though this reflects the wider municipality rather than this specific neighbourhood.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value increased by 51%, from €538,000 to €811,000. This reflects the municipal valuation, which is updated annually. The current asking price is below the latest WOZ value.
