Heinis 12
Bedrijventerrein De Herven, Den Bosch
AreaA striking home on the water's edge
This terraced house on Heinis 12 sits in Bedrijventerrein De Herven, a small neighbourhood in the north of 's-Hertogenbosch. The setting is remarkable: a quiet road, directly on the water, surrounded by woodland, with an open position and unobstructed views. Built in 1920, the home has a distinctive character that sets it apart from the usual terraced stock. At €799,500, the asking price is on the high side compared with other [terraced houses in Den Bosch], particularly given the modest living area.
Inside the home
The agent describes a five-room layout with four bedrooms, one bathroom and three floors, totalling 451 cubic metres. According to the BAG registration the living area is 112 m², while the agent lists 129 m². The plot shows a similar discrepancy: the BAG records 68 m², the agent 1,732 m². The home has both a front and rear garden, and is offered in full ownership. The agent notes roof insulation, partial double glazing and floor insulation, with a combination boiler, a wood stove and partial underfloor heating.
Life in Bedrijventerrein De Herven
With around 520 residents, this is a very small community, and the average household size of 1.4 reflects a largely single-person population. Residents of the wider district give an average score of 7.31, based on seven reviews. One resident says: "I've lived there since 2017 and I enjoy living there, no problems." Another describes it as "very social and everyone takes care of each other when needed. Really a nice quiet neighbourhood." The reviews cover the district rather than this neighbourhood specifically, so they give a general impression rather than a verdict on this street. The neighbourhood itself is home to [the Bedrijventerrein De Herven neighbourhood], which is primarily an industrial estate.
Amenities and transport
The daily essentials are within easy reach. Aldi is just around the corner, with Jumbo and Albert Heijn a ten-minute walk away. Kindcentrum 't Ven is the nearest primary school, and Rodenborch-College provides secondary education. The GP practice Gezondheidscentrum Noord and Apotheek Noord are both a ten-minute walk from the home. Bus stops on the Eerste Reitse Dreef and De Reit are just around the corner, served by lines 4 and 6, and 's-Hertogenbosch Oost station is a ten-minute walk. The municipality of Den Bosch offers the wider range of services and facilities.
WOZ value and address data
The WOZ value was set at €467,000 on 1 January 2025, and the asking price sits 71% above that figure. Between 2020 and 2025 the WOZ value rose by 31%, from €357,000 to €467,000. As for the address itself, the road-traffic noise level is 51 dB Lden, above the noise standard, while railway noise is 32 dB Lden, below it. The foundation risk indication is medium, which is an area-level indication based on the fact that the home was built before 1970 and the soil type is sand. The flood risk is medium for both the current situation and 2050, with low heat stress now and medium by 2050. These are public data at address level, not an inspection of this specific home.
The listing
At the time of writing the home is offered via three channels, including AMB Makelaars Waalwijk I Qualis and AMB Makelaars 's-Hertogenbosch I Qualis.
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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 Heinis 12, 'S-Hertogenbosch
What does the asking price of €799,500 include?
The asking price covers the terraced house with five rooms, four bedrooms, one bathroom and three floors. The home has a front and rear garden and is offered in full ownership. The agent lists the living area at 129 m², while the BAG registration records 112 m². The plot is listed at 1,732 m² by the agent, against 68 m² in the BAG registration.
How does the asking price compare with the WOZ value?
The WOZ value was set at €467,000 on 1 January 2025. The asking price of €799,500 is 71% above that figure. The WOZ value is the municipal valuation for tax purposes, not the current market value, and it rose by 31% between 2020 and 2025, from €357,000 to €467,000.
What is the foundation risk for this home?
The foundation risk indication for this address is medium. This is an area-level indication based on public data, not an inspection of the home itself. The home was built in 1920, before 1970, and the soil type is sand. The indication comes from sources such as KCAF and Atlas Leefomgeving.
What are the noise levels around this address?
The road-traffic noise level at this address is 51 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 32 dB Lden, below the standard, based on 2023 data. These are area-level indications from public sources, not measurements taken at the property itself.
What is the flood risk for this property?
The flood risk for this address is medium, both for the current situation and for 2050. Heat stress is currently low, but is expected to be medium by 2050. These are area-level indications from the Klimaateffectatlas, based on public data, and do not constitute an assessment of this specific home.
Which supermarkets are closest to this home?
Aldi is the nearest supermarket, just around the corner at about 562 metres. Jumbo is about 1.2 km away and Albert Heijn about 1.2 km, both roughly a ten-minute walk. There are 34 supermarkets within five kilometres, so there is plenty of choice for daily groceries.
What schools are near this property?
The nearest primary school is Kindcentrum 't Ven, about 1.7 km away. Rodenborch-College, a secondary school, is about 2 km from the home. In total there are 15 schools within five kilometres, including several other primary schools such as KC Het IJzeren Kind and Kindcentrum De Troubadour.
How is this home connected to public transport?
The nearest bus stops are on the Eerste Reitse Dreef and at De Reit, both just around the corner, served by lines 4 and 6. 's-Hertogenbosch Oost train station is about 1.6 km away, roughly a ten-minute walk.
What is the neighbourhood like according to residents?
Residents of the wider district give an average score of 7.31, based on seven reviews. One resident says: "I've lived there since 2017 and I enjoy living there, no problems." Another describes it as "very social and everyone takes care of each other when needed. Really a nice quiet neighbourhood." These reviews cover the district rather than this specific neighbourhood.
What is the energy label and what does it mean?
The home has energy label B, which is an efficient label. The agent notes roof insulation, partial double glazing and floor insulation. The home is heated with a combination boiler, a wood stove and partial underfloor heating. The energy label reflects the official registration and gives an indication of expected energy costs.
