Oude Engelenseweg 40
Boschveld, Den Bosch
AreaA compact studio in Boschveld
This studio on the Oude Engelenseweg sits in Boschveld, a neighbourhood in the west of 's-Hertogenbosch. The home was built in 1934 and carries energy label E, which is the least efficient label, so expect higher energy costs. At €275,000, the asking price is 41% below the average asking price of €463,300 for homes in this neighbourhood, and it is also below the median of €450,000. For context, [studios in Den Bosch] are listed at an average of €6,250 per square metre.
Inside the home
According to the agent, this studio has two rooms, one bedroom and one bathroom, spread over a single floor. The living area is listed as 44 m² by the agent, while the BAG registration records 43 m². The home has double glazing and electric heating, and there is a balcony with a free view. It is full ownership, with a homeowners' association fee of €98 per month.
Life in Boschveld
Boschveld is a compact neighbourhood with around 3,255 residents, and it is very strongly urban with an address density of 2,706 per square kilometre. Residents of the district give it an average score of 8.68 out of 10, based on five reviews. One resident says: "I've been living in the Willemspoort since the end of 2017 and I really enjoy it. It's clean, safe, and most things are within walking distance." Another notes: "Everything is super easy to reach. There are also many primary schools in the area." The neighbourhood has a mix of housing, with 38% single-family homes and 27% owner-occupied properties. [The Boschveld neighbourhood] is home to a diverse community, with 52% of households being single-person.
Amenities and transport
Daily errands are easy from this studio. The nearest supermarket, Nettorama, is just around the corner, with an Albert Heijn and a Jumbo a short walk further. For healthcare, the Service Apotheek West is a couple of streets away, and the Centrum-Huisartsen In de Leonardus GP practice is within walking distance. The nearest bus stop, 's-Hertogenbosch, Oude Vlijmenseweg, is on your doorstep and served by line 5, while the train station 's-Hertogenbosch is a ten-minute walk. [The municipality of Den Bosch] offers further amenities within easy reach.
WOZ and address data
The WOZ value of this home is €200,000, based on the reference date of 1 January 2025. The asking price is 38% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 20%, from €167,000 to €200,000. As for address-level risk indications, the road traffic noise is 61 dB Lden, above the noise standard, while railway noise at 39 dB Lden is below it, and industrial noise at 57 dB Lden is above the standard. The foundation risk indication is medium, and the pluvial flooding risk is medium, with a current flood risk of medium and a low risk 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 Boumij Makelaars and their listings on Funda and Huispedia.
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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 Oude Engelenseweg 40, 'S-Hertogenbosch
How does the asking price compare to the WOZ value?
The WOZ value of this studio is €200,000, based on the reference date of 1 January 2025. The asking price of €275,000 is 38% above this WOZ value. Between 2020 and 2025, the WOZ value increased by 20%, from €167,000 to €200,000. The WOZ value is the municipal valuation, not the current market value.
What is the layout of this studio?
According to the agent, this studio has two rooms, one bedroom and one bathroom, all on a single floor. The living area is listed as 44 m² by the agent, while the BAG registration records 43 m². There is a balcony with a free view, and the home has double glazing and electric heating. It is full ownership with a homeowners' association fee of €98 per month.
What is the energy label and what does it mean?
The home has energy label E, which is the least efficient label on the scale. This means you can expect higher energy costs compared to more efficient homes. The home was built in 1934 and has double glazing according to the agent. The energy label is a fact about the home's energy performance, not a judgement on its structural condition.
What are the noise levels around this address?
According to public risk data, the road traffic noise at this address is 61 dB Lden, which is above the noise standard. Railway noise is 39 dB Lden, below the standard, while industrial noise is 57 dB Lden, above the standard. These are area-level indications based on public data, not measurements taken at this specific home.
What is the foundation risk for this property?
The foundation risk indication for this address is medium. This is based on the fact that the home was built before 1970, specifically in 1934, and the KCAF attention area shows that 100% of properties in this postcode area were built before 1970. This is an area-level indication, not an inspection of this specific home.
What supermarkets are nearby?
The nearest supermarket is Nettorama, just around the corner at about 759 metres. An AH to go and an Albert Heijn are also within walking distance, at roughly 800 metres, and a Jumbo is about 985 metres away. There are 34 supermarkets within 5 kilometres of this address, so grocery shopping is well covered.
How is the public transport connection?
The nearest bus stop is 's-Hertogenbosch, Oude Vlijmenseweg, on your doorstep at about 274 metres, served by line 5. Another stop, 's-Hertogenbosch, Chr. Huygensweg, is about 668 metres away with lines 4 and 5. The train station 's-Hertogenbosch is approximately 852 metres away, a ten-minute walk.
What schools are in the area?
There are 7 schools within 5 kilometres of this address. The nearest primary schools include KC Het IJzeren Kind at about 3.5 kilometres, OBS De Koningslinde at a similar distance, and Basisschool Het Molenven at about 3.6 kilometres. The nearest secondary school is about 0.6 kilometres away, according to CBS data.
How does the price per square metre compare?
The asking price of €275,000 for 44 m² works out to €6,250 per square metre, based on the agent's listed floor area. This is above the neighbourhood average of €5,087 per square metre for homes currently for sale. The asking price itself is 41% below the neighbourhood average asking price of €463,300.
What is the neighbourhood like?
Boschveld is a very strongly urban neighbourhood with around 3,255 residents and an address density of 2,706 per square kilometre. Residents of the district give it an average score of 8.68 out of 10. One resident says: "It's clean, safe, and most things are within walking distance." The neighbourhood has a mix of housing, with 38% single-family homes and 27% owner-occupied properties.
