Rubensstraat 17
Graafsebuurt noord, Den Bosch
AreaA classic terraced house on a quiet street
Rubensstraat 17 is a terraced house from 1953 in the Graafsebuurt noord neighbourhood of 's-Hertogenbosch. The asking price of €499,000 is on the high side compared to the average for terraced houses in Den Bosch, but it sits well below the neighbourhood average asking price of €993,750. With a living area of 107 m² according to the agent, the price per square metre comes to €4,664.
The home itself
This three-storey house has four rooms, including three bedrooms and one bathroom. The garden consists of both a front and back garden, with the back garden facing southwest and accessible via the back alley. The property is freehold, has HR glazing and wall insulation, and is heated by a combi boiler. The agent lists the living area as 107 m², while the BAG registration records 102 m².
Life in Graafsebuurt noord
Residents of the district give their surroundings an average score of 6.79, based on six reviews. One resident says: "Den Bosch is nicer... Nothing else is worth it. As soon as I step outside the neighbourhood I feel disgusted." Another resident comments: "It used to be fun, but not anymore. Lots of junkies in the neighbourhood, a bit unsafe and just time for something new." The neighbourhood has 2,165 inhabitants, and about 48% of households are single-person households. For more on the area, see the Graafsebuurt noord neighbourhood.
Amenities and transport
Daily errands are easy from here. The Albert Heijn is just around the corner, and a Jumbo is a ten-minute walk away. For primary education, KC Het IJzeren Kind is a couple of streets away. The nearest GP practice, Huisartsenpraktijk Den Bosch Oost, is a ten-minute walk, and the Alphega Apotheek Cleij BV pharmacy is just around the corner. Bus line 3 stops at Rubensstraat on your doorstep, and 's-Hertogenbosch Oost train station is a five-minute walk. The municipality of Den Bosch offers plenty of options for work and leisure, as described on the municipality of Den Bosch.
WOZ value and address data
The WOZ value as of 1 January 2025 is €482,000, and the asking price is 4% above that value. Between 2020 and 2025, the WOZ value rose by 62%, from €297,000 to €482,000. As for address-level risks, the noise from road traffic is 57 dB Lden, which is above the norm, while railway noise is 39 dB Lden, below the norm. The foundation risk indication is medium, and the area-level climate indications include medium pluvial flooding risk and elevated flood risk for the current situation. 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 Het Waare Huis makelaars.
This summary was generated with AI and may contain errors. Always verify the details with the provider.
Features
Details of this home
Transfer
Price
Energy
Save up to € 400 on your energy billCompare nowAreas and volume
Insure your home and belongingsGet insuredLayout
Construction
Outdoor space
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 Rubensstraat 17, 'S-Hertogenbosch
How does the asking price compare to the WOZ value?
The asking price of €499,000 is 4% above the WOZ value of €482,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. Over the past five years, the WOZ value has increased by 62%, from €297,000 in 2020 to €482,000 in 2025.
What is the layout of this terraced house?
According to the agent, the house has four rooms, including three bedrooms and one bathroom, spread over three floors. The total volume is 377 m³. The living area is listed as 107 m² by the agent, while the BAG registration records 102 m². The property includes both a front and back garden, with the back garden facing southwest and accessible via the back alley.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs. The agent also notes that the home has HR glazing and wall insulation, which can help keep heating costs down. The exact costs will depend on your usage and energy prices.
What are the noise levels around this address?
According to public data, the noise from road traffic at this address is 57 dB Lden, which is above the Dutch noise norm. Railway noise is 39 dB Lden, which is below the norm. These are area-level indications based on 2022 and 2023 data, not measurements taken at the property itself.
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 house was built before 1970, in 1953, and the entire postcode area is a KCAF attention area, with 100% of properties built before 1970. This is an area-level indication, not an inspection of this specific home.
What are the flood and climate risks for this area?
The area-level climate indications show a medium risk of pluvial flooding (from heavy rain) and an elevated flood risk for the current situation, which is expected to become medium by 2050. Heat stress is currently low but is expected to become medium by 2050. These are indications for the area, not a prediction for this specific property.
Which supermarkets are nearby?
The nearest supermarket is Albert Heijn, about 446 metres away, which is a five-minute walk. A Jumbo is about 911 metres away, and a Coop is just over a kilometre away. There are 35 supermarkets within a 5-kilometre radius, so you have plenty of choice for daily groceries.
What public transport options are available?
The nearest bus stop is 's-Hertogenbosch, Rubensstraat, about 151 metres away, served by bus line 3. Another stop, Pater v.d. Elsenstraat, is 330 metres away, also on line 3. The nearest train station is 's-Hertogenbosch Oost, about 524 metres away, which is a five-minute walk.
What schools are in the area?
The nearest primary school is KC Het IJzeren Kind, about 1.3 kilometres away. Other primary schools within a few kilometres include Kindcentrum De Troubadour and Kindcentrum 't Ven. For secondary education, Rodenborch-College is about 3.7 kilometres away. There are 16 schools within a 5-kilometre radius.
How do residents rate this district?
Residents of the district give an average score of 6.79, based on six reviews. One resident says: "Den Bosch is nicer... Nothing else is worth it." Another comments: "It used to be fun, but not anymore. Lots of junkies in the neighbourhood, a bit unsafe." These reviews reflect the district as a whole, not just this specific neighbourhood.
