Viandenstraat 9
De Kruiskamp, Den Bosch
NeighbourhoodA friendly terraced house in De Kruiskamp
This terraced house on Viandenstraat 9 sits on a quiet road in a residential area of De Kruiskamp, a neighbourhood in the west of 's-Hertogenbosch. Built in 1967, the home has a living area of 115 m² according to the agent, while the BAG registration lists 111 m². The asking price of €375,000 is on the high side compared to the average for terraced houses in Den Bosch, which typically go for around €413,963.
Inside the home
The agent describes a six-room layout with four bedrooms and one bathroom spread over two floors. The home has wall and floor insulation, a central heating boiler with partial underfloor heating, and a garden that is accessible from the rear. It is offered as freehold property.
Life in De Kruiskamp
De Kruiskamp is a lively part of the city, with a mix of residents and plenty within easy reach. A resident of the wider district notes that most things are within walking distance, including a supermarket and restaurants, and that the city centre is a short bike ride away. Another resident mentions the convenience of nearby schools and the ease of parking. Based on five reviews, residents of the district give an average score of 8.68 out of 10. The neighbourhood has around 8,410 inhabitants, and about 68% of homes are single-family houses. For more on the area, see the De Kruiskamp neighbourhood.
Amenities and transport
Daily errands are easy from here. Albert Heijn is just around the corner, with Jumbo a couple of streets away. For primary education, there are several schools within a short distance, such as Rooms Katholieke Basisschool de Bussel. The nearest GP is Huisartsenpraktijk de Kruiskamp, Praktijk van Steen-Marcus, and the BENU Apotheek Kooikersweg is nearby. Bus stops on the Kooikersweg and Moermanstraat are just around the corner, with lines 4, 5, and 250. The train station in 's-Hertogenbosch is about a ten-minute walk. The wider surroundings are part of the municipality of Den Bosch.
WOZ value and address data
The WOZ value for 2025 is €348,000, based on the reference date 1 January 2025. The asking price is 8% above this value. Between 2020 and 2025, the WOZ value rose by 70%, from €205,000 to €348,000. As for address risks, the noise level from road traffic is 49 dB Lden, which is above the norm, while railway and industrial noise are below their norms. The foundation risk indication is medium, and the area has a medium indication for pluvial flooding and an elevated current flood risk. 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 Hendriks Makelaardij 's Hertogenbosch.
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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 Viandenstraat 9, 'S-Hertogenbosch
How does the asking price compare to the WOZ value?
The asking price of €375,000 is 8% above the WOZ value of €348,000, which was set on 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The price per square metre, based on the agent's living area of 115 m², is €3,261.
What is the layout of this terraced house?
According to the agent, the home has six rooms, including four bedrooms and one bathroom, spread over two floors. The total volume is 406 m³. There is a garden that is accessible from the rear, and the property is freehold.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates moderate energy efficiency, so you can expect reasonable but not minimal energy costs. The agent also mentions wall and floor insulation, which can help with heat retention, but the label itself is a separate fact.
What is the foundation risk for this home?
The foundation risk indication for this address is medium, based on area-level data. The home was built in 1967 on clay soil, which may involve wooden piles or a shallow foundation. This is an indication for the area, not an inspection of this specific property.
What are the noise levels like at this address?
The noise level from road traffic is 49 dB Lden, which is above the Dutch noise norm. Railway noise is 30 dB Lden and industrial noise is 47 dB Lden, both below their respective norms. These figures are from 2022, 2023, and 2024 respectively.
Which supermarkets are nearby?
Albert Heijn is about 440 metres away, just around the corner. Jumbo is about 672 metres away, a couple of streets further. Lidl is about 1.4 kilometres away, a ten-minute walk or short bike ride.
What schools are in the area?
There are several primary schools within a few kilometres, including Rooms Katholieke Basisschool de Bussel (about 3 km), Openbare Basisschool De Wilgen (about 3.7 km), and Rooms Katholieke Basisschool Vijfhoeven (about 3.8 km). Secondary education is also accessible within about 1.2 km.
How is the public transport connection?
Bus stops are just around the corner: 's-Hertogenbosch, Kooikersweg (line 4) at 291 metres, and 's-Hertogenbosch, Moermanstraat (lines 5 and 250) at 318 metres. The nearest train station is 's-Hertogenbosch, about 2.3 km away.
What do residents say about the area?
Residents of the district give an average score of 8.68 out of 10, based on five reviews. One resident says: "I've been living in the Willemspoort since the end of 2017 and I really enjoy it. It's clean, safe, and most things are within walking distance." Another notes: "Everything is super easy to reach."
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value increased by 70%, from €205,000 to €348,000. This reflects the municipal valuation, which can rise due to market trends and local developments.
Statistics for De Kruiskamp
Figures on residents, liveability and the housing market
| Sale price | €413,963 | €400,000 |
|---|---|---|
| Sale per m² | €3,841 | – |
| Rent price | €1,375 p/m | €1,375 p/m |
Experiences from West
How residents experience their district
I've been living in the Willemspoort since the end of 2017 and I really enjoy it. It's clean, safe, and most things are within walking distance (supermarket and restaurants). The only thing missing is a chemist, but the Helftheuvel and the city centre are easily accessible from the Willemspoort. Furthermore, there's a nature area within walking distance and the view from the apartment is fantastic. In short, a top place to live!
Auto-translated to English by AII think it's a very nice neighbourhood because everything is actually within walking distance. A shopping centre is a 5-minute walk away, Action 10 minutes, and Lidl 15. It's also very convenient that the city centre is only a 10-minute bike ride. Also, after a 5-minute bike ride you're at the education boulevard, where there are 2 Kw1C schools and a few Avans campuses together with Yuverta and Green College and another secondary school called Van Maerlant. Everything is super easy to reach. There are also many primary schools in the area, also for children who need extra support. Furthermore, it's reasonably safe. I'm not afraid to walk outside in the evening. There are also electric green charging points for your cars. You can also easily park your car here, as there is plenty of parking space.
Auto-translated to English by AIYour registration focuses on the industrial area where the Brabanthallen are located, and an asphalt plant. But you forgot the residential part just south of it. While that is precisely the Veemarktkwartier. With about 200 homes, and very diverse residents. The Veemarktkwartier is part of Boschveld. But because the railway, the Grasso (GrenCo), the Oude Engelenseweg and the Paardskerkhofweg surround it, the neighbourhood always felt a bit cut off from the rest of Boschveld. There used to be a cattle market there, in the BrabantHallen, once a week.
Auto-translated to English by AIAlways pleasant living in cello care always safe
Auto-translated to English by AIA lot of noise pollution, but nice and close to nature reserve De Moerputten and shopping centre De Helftheuvel, so that's nice.
Auto-translated to English by AIStatistics for West
Figures on residents, liveability and the housing market
| Sale price | €480,311 | €449,000 |
|---|---|---|
| Sale per m² | €4,883 | – |
| Rent price | €1,974 p/m | €1,911 p/m |
| Rent per m² | €18 p/m | – |
Experiences from Den Bosch
How residents experience their municipality
You see groups forming, want power, Hambaken has already destroyed you, rest follows, regards Lammert
Auto-translated to English by AIBeautiful, safe. Very close to the Maasdijk and the floodplains. Sufficient facilities in the village. Within 20 minutes by bike to the centre of Den Bosch. Cosy village where a lot is organised. Various sports clubs. Football, tennis, badminton, billiards, etc.
Auto-translated to English by AINice mix of people, with a few exceptions who don't want to and can't adapt and don't have the qualities for it either.
Auto-translated to English by AIBismallah Frederik'sniffo here, have been to several villages, but this really takes the cake. astaghfirullah what is this street man. 's Hertogsbos is a neighbourhood where people spontaneously jump in front of trains, but that sucks because then my train gets delayed inshallah :( I hate my kind lowkey #euthanisealldeppressivepeople Harold van Duijn is my bitch. I fuck him so hard he becomes delusional and says den bosch is beautiful Alhamdoelillah Ffrederik sniffo
Auto-translated to English by AINothing else is worth it. As soon as I step outside the neighbourhood I feel disgusted. Nicest stadium and least filthy community centre in the Netherlands. Would also have a nice view of IJzeren Vrouw if that bloody road hadn't split the bloody park in two, what a bloody mess, bloody 60s... Furthermore, glad I'm from the north and not the south. Those lazy bastards in Graafsebuurt south wanted to keep slavery, what a bunch of empathy-less scum. #AllMokrosMustAlsoWork
Auto-translated to English by AIIt 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.
Auto-translated to English by AIIt is a great neighbourhood to live in
Auto-translated to English by AII've lived there since 2017 and I enjoy living there, no problems
Auto-translated to English by AIStatistics for Den Bosch
Figures on residents, liveability and the housing market
| Sale price | €604,792 | €528,448 |
|---|---|---|
| Sale per m² | €5,102 | – |
| Rent price | €1,873 p/m | €1,771 p/m |
| Rent per m² | €18 p/m | – |
Location and amenities
Viandenstraat 9, 'S-Hertogenbosch
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
Heat stress
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