Acaciasingel 48
Graafsebuurt zuid, Den Bosch
AreaA 1938 terraced house by the water
This 1938 terraced house sits on the Acaciasingel, a quiet road along the water in the Graafsebuurt zuid neighbourhood of 's-Hertogenbosch. The home is offered for €400,000, which is on the high side compared with the average asking price of €368,375 for the 16 homes currently for sale in this neighbourhood. At €4,396 per m² based on the agent's floor area, the price per square metre is also above the neighbourhood average of €4,557. For context, terraced houses in Den Bosch are a common property type in this part of the city.
Inside the home
According to the agent, the home has four rooms, two bedrooms and one bathroom spread over two floors, with a volume of 360 m³. The living area is listed as 91 m² by the agent, while the BAG registration records 95 m²; the plot is 70 m² in both sources. The property is a single-family terraced house with full ownership. The agent states the home has roof insulation, double glazing and wall insulation, and is heated by a central heating boiler. The energy label is D, which means you can expect moderate energy costs.
Life in Graafsebuurt zuid
Graafsebuurt zuid is a compact neighbourhood with around 1,850 residents, and it is very strongly urban with an address density of 3,267 per km². Residents give the neighbourhood an average score of 7.1 out of 10, based on three reviews. One resident says: "Don't think the neighbourhood is clean and too many immigrants together in one area and police regularly appear, that's not for nothing." Another resident, who has lived here for over 35 years, notes: "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." A third resident adds: "In the past the neighbourhood was cleaner and people maintained the front gardens and pavements better, also the children just throw everything on the street." The neighbourhood recorded 102 crimes in the latest figures. For more detail, see the Graafsebuurt zuid neighbourhood.
Amenities and transport
Daily errands are easy from this address. The Jumbo supermarket is just around the corner, and the Albert Heijn is a five-minute walk away. The nearest primary school, KC Het IJzeren Kind, is a ten-minute walk. The GP practice Huisartsenpraktijk Den Bosch Oost is a ten-minute walk away, and the Alphega Apotheek Cleij BV pharmacy is just around the corner. Bus stops at Merwedelaan, Rivierenplein and Geulweg, all served by lines 1 and 11, are within a couple of streets away. The train station 's-Hertogenbosch Oost is a ten-minute walk. The municipality of Den Bosch offers a range of services and facilities across the city, as described on the municipality of Den Bosch.
WOZ and address data
No WOZ value is available for this property in the records. The address risk data, based on public area-level information from Atlas Leefomgeving, KCAF and Klimaateffectatlas, indicates a medium foundation risk for this area, with the home built in 1938 on peat soil. The noise level from road traffic is 53 dB Lden, which is above the noise standard, while railway noise is 31 dB Lden, below the standard. Pluvial flooding at heavy rain is indicated as medium, current flood risk as elevated, and heat stress as low, rising to medium 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 Christis Makelaardij and a listing on Funda.
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Frequently asked questions
About Acaciasingel 48, 'S-Hertogenbosch
What is the asking price for this terraced house?
The asking price is €400,000. This is above the average asking price of €368,375 for the 16 homes currently for sale in Graafsebuurt zuid, and also above the median of €370,000. The price per square metre is €4,396 based on the agent's floor area of 91 m², compared with the neighbourhood average of €4,557 per m².
How many rooms and bedrooms does the home have?
According to the agent, the home has four rooms, two bedrooms and one bathroom spread over two floors. The living area is listed as 91 m² by the agent, while the BAG registration records 95 m². The plot is 70 m² in both sources. The property is a single-family terraced house with full ownership.
What is the energy label and what does it mean for costs?
The energy label is D. This is a mid-range label, so you can expect moderate energy costs for heating and electricity. The agent states the home has roof insulation, double glazing and wall insulation, and is heated by a central heating boiler. The energy label does not indicate the structural condition of the home.
What is the foundation risk for this address?
The foundation risk indication for this area is medium, based on public area-level data. The home was built in 1938 on peat soil, and the KCAF indicates 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 is the noise level like at this address?
The road traffic noise level is 53 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 31 dB Lden, which is below the noise standard, based on 2023 data. These are area-level indications from public data sources, not measurements taken at the property itself.
What supermarkets are nearby?
The nearest supermarket is the Jumbo at 407 metres, just around the corner. The Albert Heijn is at 525 metres, a five-minute walk away. The Coop is at 1,110 metres, and there are additional Jumbo and Lidl stores within 1.4 km. In total, there are 35 supermarkets within 5 km of this address.
Which schools are close to this home?
The nearest primary school is KC Het IJzeren Kind at 1,229 metres, a ten-minute walk away. Other primary schools within 5 km include Kindcentrum De Troubadour at 3,075 metres and Kindcentrum 't Ven at 3,479 metres. The nearest secondary school is Rodenborch-College at 4,078 metres. There are 17 schools within 5 km in total.
What public transport options are available?
Bus stops at Merwedelaan, Rivierenplein and Geulweg are all within 366 metres, served by lines 1 and 11. The nearest train station is 's-Hertogenbosch Oost at 1,052 metres, about a ten-minute walk away. The GP practice Huisartsenpraktijk Den Bosch Oost is at 850 metres, and the pharmacy is at 220 metres.
How do residents rate the neighbourhood?
Residents give Graafsebuurt zuid an average score of 7.1 out of 10, based on three reviews. One resident mentions concerns about cleanliness and safety, while another who has lived here for over 35 years notes a decrease in the sense of community. A third resident says the neighbourhood has visibly deteriorated over time.
What is the flood risk for this area?
The pluvial flooding risk at heavy rain is indicated as medium, and the current flood risk is elevated, based on area-level climate data. By 2050, the flood risk is projected as medium. Heat stress is currently low but is expected to become medium by 2050. These are area-level indications, not assessments of this specific property.
