Lucas van Leydenstraat 48
Graafsebuurt noord, Den Bosch
AreaA friendly terraced house in Graafsebuurt noord
This 1957 terraced house on Lucas van Leydenstraat 48 sits in Graafsebuurt noord, a lively part of Den Bosch where the streets have a distinctly urban rhythm. With an asking price of €425,000, this is the cheapest of the four homes currently for sale in the neighbourhood, and it sits 57% below the average asking price of €993,750 in the area. That makes it a sharp entry point into the local market. For context, [terraced houses in Den Bosch] vary widely in price, so this one stands out for its accessible price tag.
Inside the home
According to the agent, the house has five rooms, four bedrooms and one bathroom spread over three floors, with a volume of 394 cubic metres. The living area is listed at 111 m² by the agent, while the BAG registration records 107 m². The plot measures 90 m² in both sources. The energy label is C, which means the home sits in the middle of the efficiency range, so heating costs will be moderate rather than minimal.
Life in Graafsebuurt noord
Graafsebuurt noord is a compact, densely built neighbourhood with around 2,165 residents, and it feels very much like city living, with an address density of 2,705 per square kilometre. Residents of the wider Graafsepoort district give their area an average score of 6.79, based on six reviews. One resident says: "It used to be fun, but not anymore. Lots of junkies in the neighbourhood, a bit unsafe and just time for something new, so I'm glad the flats are being demolished and new apartment complexes are coming." Another adds: "Den Bosch is nicer... Nothing else is worth it. As soon as I step outside the neighbourhood I feel disgusted." These are personal views from a small sample, so they reflect individual experience rather than a broad consensus. The neighbourhood itself has a mix of housing, with 61% single-family homes and 38% owner-occupied properties. For more detail, have a look at [the Graafsebuurt noord neighbourhood].
Amenities and getting around
Daily errands are easy from here. The Albert Heijn is just around the corner, with the Jumbo a ten-minute walk away. For primary education, KC Het IJzeren Kind is a ten-minute walk, and there are several other schools within a short distance. The nearest GP practice, Huisartsenpraktijk Den Bosch Oost, is a ten-minute walk, and the Alphega Apotheek Cleij is just around the corner. Public transport is well within reach: the Rubensstraat bus stop is on your doorstep with line 3, and the P+R De Vliert stop is a couple of streets away with line 70. The train station 's-Hertogenbosch Oost is a ten-minute walk, and the Jeroen Bosch Ziekenhuis is a short drive away. The municipality of Den Bosch offers a full range of urban amenities, and you can read more about [the municipality of Den Bosch] for the wider picture.
WOZ and address data
Public risk data at address level shows a few things worth knowing. The foundation risk indication is medium, which is an area-level indication based on the fact that the home was built in 1957, before 1970, and that 95% of properties in this postcode area date from before that year. This is not an inspection of this specific home. Noise from road traffic is measured at 48 dB Lden, which stays below the noise standard, and railway noise at 38 dB Lden, also below the standard. For climate, pluvial flooding at heavy rain is low, while current flood risk is elevated and the 2050 outlook is medium. Heat stress is currently low but is expected to become medium by 2050. These are all area-level indications from public data sources, not a verdict on this particular property.
The agent
At the time of writing, the home is offered only via Boumij Makelaars.
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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 Lucas van Leydenstraat 48, 'S-Hertogenbosch
How does the asking price compare to other homes in the neighbourhood?
The asking price of €425,000 is the lowest of the four homes currently for sale in Graafsebuurt noord. It sits 57% below the neighbourhood's average asking price of €993,750, and the median asking price is €800,000. The average asking price per square metre in the neighbourhood is €4,927, while this home is listed at €3,829 per square metre based on the agent's floor area of 111 m².
What is the layout of this terraced house?
According to the agent, the house has five rooms, four bedrooms and one bathroom spread over three floors. The total volume is 394 cubic metres. The living area is listed at 111 m² by the agent, while the BAG registration records 107 m². The plot measures 90 m² in both sources. The energy label is C.
What is the WOZ value of this home?
The WOZ value is the municipal valuation used for tax purposes, and it is not included in the available data for this property. Without this figure, it is not possible to compare the asking price to the official municipal valuation.
What is the foundation risk for this property?
The foundation risk indication for this address is medium. This is an area-level indication based on public data, not an inspection of this specific home. The home was built in 1957, before 1970, and 95% of properties in this postcode area were built before 1970, which is why the risk is flagged as medium. It is a general indication rather than a diagnosis of this particular house.
What shops and amenities are nearby?
The Albert Heijn is just around the corner at about 383 metres, and the Jumbo is about 872 metres away, roughly a ten-minute walk. The nearest primary school, KC Het IJzeren Kind, is about 1.2 kilometres away. The GP practice Huisartsenpraktijk Den Bosch Oost is about 713 metres away, and the Alphega Apotheek Cleij is about 479 metres from the home.
How is the public transport in this area?
The bus stop at Rubensstraat is about 113 metres away and is served by line 3. Another stop at Pater v.d. Elsenstraat is about 267 metres away, also with line 3. The P+R De Vliert stop is about 390 metres away with line 70. The nearest train station is 's-Hertogenbosch Oost, about 572 metres away, which is roughly a ten-minute walk.
What do residents say about living in this area?
Residents of the wider Graafsepoort district give their area an average score of 6.79, based on six reviews. One resident says: "It used to be fun, but not anymore. Lots of junkies in the neighbourhood, a bit unsafe and just time for something new, so I'm glad the flats are being demolished and new apartment complexes are coming." Another says: "Den Bosch is nicer... Nothing else is worth it." These are individual views from a small sample.
What is the energy label and what does it mean for costs?
The energy label is C. This is a middle-of-the-range label, so you can expect moderate energy costs rather than very low ones. The label does not say anything about the condition of the home itself, only about its energy efficiency. There is no insulation information stated in the listing, so the label is the only indicator of energy performance available.
How many homes are for sale in this neighbourhood right now?
There are currently four homes for sale in Graafsebuurt noord. The asking prices range from €425,000 to €1,950,000, with an average of €993,750 and a median of €800,000. The average floor area of homes currently for sale is 196 m², while this home has a living area of 111 m² according to the agent, which is 43% smaller than the neighbourhood average.
