A quiet spot in Maasakker
Wikveld 11 is a terraced house in Maasakker, a residential area in the Empel district of 's-Hertogenbosch. The agent describes the setting as a quiet road, sheltered and within a residential neighbourhood. The asking price is €520,000. For context, the average asking price in the neighbourhood is €710,389, and the average asking price per square metre is €4,554. This home is listed at €4,522 per square metre based on the agent's floor area. If you are looking at [terraced houses in Den Bosch], this one has a specific price position within the local market.
The home itself
Built in 1977, this terraced house offers six rooms, including five bedrooms and one bathroom, spread over three floors. The total volume is 446 cubic metres. The agent lists the living area as 115 m², while the BAG registration records 151 m². The plot measures 280 m² according to both the BAG and the agent. There is a back garden of 132 m² facing southeast, accessible via the rear, plus a front garden. A garage is not present, but the agent notes that one could be added. The home is freehold, has double glazing and partial double glazing, and is heated by a central heating boiler. The energy label is C.
Life in Maasakker
Maasakker is part of Empel, a district that residents describe as having a village-like feel within the city. One resident says: "Beautiful, 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." Another resident mentions a "nice mix of people" and good social contacts. A third resident, living in Empel with family, notes that "the neighbourhood feels like a village within the city" and that social control seems higher than average. These reviews come from residents of the district of Empel, not specifically from Maasakker itself, and are based on five reviews with an average score of 8.25. The neighbourhood has around 2,540 inhabitants, and 58% of households have children. For more on [the Maasakker neighbourhood], this is a place where families seem to feel at home.
Amenities and transport
Daily errands are well covered. The nearest supermarket, PLUS, is just around the corner, and Albert Heijn and Jumbo are a ten-minute walk away. For primary education, ATO-kindcentrum De Hoven is a couple of streets away, while Rodenborch-College for secondary education is about a ten-minute walk. The GP practice Huisartsenpraktijk Empel and Apotheek Empel are both just around the corner. Bus line 6 stops at Empel, De Brink, which is just around the corner, and also at Empel, Tarweakker and Empel, Klaverstraat nearby. The nearest train station is 's-Hertogenbosch Oost, about 3.5 km away. Within [the municipality of Den Bosch], this part of Empel offers a practical mix of local facilities and city access.
WOZ and address data
The WOZ value for this home is €521,000, based on the reference date of 1 January 2025. The asking price is virtually equal to the WOZ value. Between 2020 and 2025, the WOZ value rose by 64%, from €318,000 to €521,000. As for address-level risk data, the noise from road traffic is 54 dB Lden, which is above the noise standard, while railway noise is 23 dB Lden, below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settlement. Pluvial flooding risk is low, while the current flood risk is elevated and the 2050 flood risk is medium. Heat stress is currently low but medium by 2050. These are area-level indications from public data, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Viermakelaars and Viermakelaars on Funda.
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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 Wikveld 11, 'S-Hertogenbosch
How does the asking price compare with the WOZ value?
The asking price of €520,000 is virtually equal to the WOZ value of €521,000, 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 64%, from €318,000 in 2020 to €521,000 in 2025. This means the asking price is in line with the latest municipal valuation.
What is the layout of this terraced house?
According to the agent, the home has six rooms, including five bedrooms and one bathroom, spread over three floors. The total volume is 446 cubic metres. The agent lists the living area as 115 m², while the BAG registration records 151 m². The plot measures 280 m². There is a back garden of 132 m² facing southeast, accessible via the rear, plus a front garden. A garage is not present, but the agent notes that one could be added.
What is the energy label and what does it mean for costs?
The energy label is C. This label indicates a moderate level of energy efficiency, so you can expect average energy costs compared with more efficient homes. The agent states that the home has double glazing and partial double glazing, and is heated by a central heating boiler. The energy label is a fact about the home's energy performance, not a judgement on its condition.
What is the foundation risk for this address?
The foundation risk indication for this address is low, according to public data. The soil type is clay, which is noted as sensitive to settlement. This is an area-level indication, not an inspection of this specific home. The data comes from sources such as the Atlas Leefomgeving and KCAF, and it gives a general picture of the area rather than a verdict on this particular property.
What are the noise levels around this home?
The road traffic noise at this address is 54 dB Lden, which is above the noise standard, based on 2022 data. Railway noise is 23 dB Lden, which is below the noise standard, based on 2023 data. These are area-level indications from public data, not measurements taken at the property itself. They give an idea of the acoustic environment in the vicinity.
Which supermarkets are closest to Wikveld 11?
The nearest supermarket is PLUS, located about 333 metres away, which is just around the corner. Albert Heijn is about 1.2 km away, and Jumbo is about 1.3 km away, both roughly a ten-minute walk. There are also Aldi and another Albert Heijn within about 2 km. This means daily groceries are within easy reach on foot or by bike.
What schools are near this home?
The nearest primary school is ATO-kindcentrum De Hoven, about 2 km away, which is a ten-minute walk or a short bike ride. For secondary education, Rodenborch-College is about 2.1 km away. There are also other primary schools within a few kilometres, such as Campus aan De Lanen and Kindcentrum 't Ven. The area has 21 schools within 5 km, so there are options for different ages.
How is public transport from this address?
Bus line 6 stops at Empel, De Brink, which is about 294 metres away, just around the corner. There are also stops at Empel, Tarweakker and Empel, Klaverstraat within about 400 metres. The nearest train station is 's-Hertogenbosch Oost, about 3.5 km away. This gives you a bus connection nearby and a train station within a reasonable distance for longer journeys.
What is the neighbourhood like according to residents?
Residents of the district of Empel, which includes Maasakker, give an average score of 8.25 based on five reviews. One resident says: "Beautiful, 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." Another mentions a "nice mix of people" and good social contacts. These reviews describe the wider district, not just Maasakker itself.
How does the price per square metre compare with the neighbourhood?
The asking price per square metre is €4,522, based on the agent's listed living area of 115 m². The average asking price per square metre in the neighbourhood is €4,554. This means the price per square metre is slightly below the neighbourhood average. The asking price of €520,000 is also 27% below the average asking price in the neighbourhood, which is €710,389.
