A pre-war terraced house on the Graafseweg
This 1938 terraced house sits on the Graafseweg, a busy road in the Graafsebuurt zuid neighbourhood of 's-Hertogenbosch. The home is offered for €575,000, which is on the high side compared with the average asking price in the neighbourhood. The asking price is 62% above the neighbourhood average of €355,750, and the living area of 105 m² is 31% larger than the neighbourhood average of 80 m². For context, the average asking price per m² in the neighbourhood is €4,619, while this home is listed at €5,476 per m². If you are looking at terraced houses in Den Bosch, this one stands out for its size and price.
The home itself
According to the agent, this is a single-family home with six rooms, three bedrooms, one bathroom, and three floors. The living area is listed as 105 m², while the BAG registration records 108 m². The plot is 120 m² according to both the agent and the BAG registration. The home has a rear garden of 35 m² facing southeast, double glazing, and a central heating boiler. The energy label is D, which means you can expect moderate energy costs. The home was built in 1938, so it has a pre-war character.
The Graafsebuurt zuid neighbourhood
Residents of the Graafsebuurt zuid neighbourhood give it 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 there for over 35 years, says: "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 notes: "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 has 1,820 inhabitants, and 48% of households are single-person households.
Amenities and transport
For daily errands, the Albert Heijn is just around the corner, and the Jumbo is a couple of streets away. The nearest primary school, KC Het IJzeren Kind, is a ten-minute walk, and the Rodenborch-College for secondary education is about 3.8 km away. The GP practice Huisartsenpraktijk Den Bosch Oost is a couple of streets away, and the Alphega Apotheek Cleij BV pharmacy is just around the corner. The Jeroen Bosch Ziekenhuis hospital is about 3.5 km away. For public transport, the bus stop at Rubensstraat is on your doorstep, served by bus line 3. The nearest train station, 's-Hertogenbosch Oost, is a ten-minute walk. The municipality of the municipality of Den Bosch offers these amenities within easy reach.
WOZ and address data
The WOZ value of this home is €505,000, based on the reference date of 1 January 2025. The asking price is 14% above the WOZ value. Between 2020 and 2025, the WOZ value increased by 49%, from €340,000 to €505,000. As for address risks, the road traffic noise level is 60 dB Lden, which is above the noise standard, while railway noise is 33 dB Lden, which is not above the standard. The foundation risk indication is medium, as the home was built before 1970 and the entire postcode area is a KCAF attention area. The pluvial flooding risk is low, the current flood risk is elevated, and the flood risk for 2050 is medium. Heat stress is currently low but is expected to be medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Van Goeden Huyze makelaardij and Van Goeden Huyze on Vastgoed Nederland.
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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 Graafseweg 201, 'S-Hertogenbosch
How does the asking price compare to the WOZ value?
The asking price of €575,000 is 14% above the WOZ value of €505,000, which was determined on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The asking price is also 62% above the average asking price in the neighbourhood, which is €355,750.
What is the layout of this terraced house?
According to the agent, this single-family home has six rooms, three bedrooms, one bathroom, and three floors. The living area is listed as 105 m², while the BAG registration records 108 m². The plot is 120 m². There is a rear garden of 35 m² facing southeast.
What is the energy label and what does it mean?
The energy label is D. This is not the most efficient label, so you can expect moderate energy costs. The home has double glazing and a central heating boiler, according to the agent. The home was built in 1938.
What is the foundation risk for this home?
The foundation risk indication for this address is medium. This is based on the fact that the home was built before 1970 (1938) and that 100% of the properties in this postcode area were built before 1970, making it a KCAF attention area. This is an area-level indication, not an inspection of this specific home.
What are the noise levels around this home?
The road traffic noise level at this address is 60 dB Lden, which is above the noise standard. The railway noise level is 33 dB Lden, which is not above the standard. These figures are from 2022 and 2023 respectively and are area-level indications.
What supermarkets are nearby?
The nearest supermarket is Albert Heijn, which is about 370 metres away. The Jumbo is about 730 metres away, and the Coop is about 1 km away. There are also a PLUS and another Jumbo within about 1.2 km.
What schools are in the area?
The nearest primary school is KC Het IJzeren Kind, about 1.2 km away. Other primary schools include Kindcentrum De Troubadour and Kindcentrum 't Ven, both about 3 km away. For secondary education, the Rodenborch-College is about 3.8 km away.
How is the public transport connection?
The bus stop at Rubensstraat is about 30 metres away and is served by bus line 3. The nearest train station is 's-Hertogenbosch Oost, about 700 metres away. There are also bus stops at Pater v.d. Elsenstraat and Graafseweg, both served by bus line 3.
What do residents say about the Graafsebuurt zuid neighbourhood?
Residents give the neighbourhood an average score of 7.1 out of 10, based on three reviews. One resident mentions that the neighbourhood is not clean and that police regularly appear. Another resident, who has lived there for over 35 years, says the sense of community has decreased and their feeling of safety has declined. A third resident notes that the neighbourhood has visibly deteriorated.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value increased by 49%, from €340,000 to €505,000. The reference date for the current WOZ value is 1 January 2025. This development is based on municipal data.
