Graafsepoort, 's-Hertogenbosch
Neighbourhood research for Graafsepoort — safety, schools, livability and property values from official government data.
On the Leefbaarometer, Graafsepoort in 's-Hertogenbosch scores 3.0/5 for overall livability. Police-recorded crime puts this area in the moderate-risk band nationally.
The average home here carries a WOZ value of €381.000 — 9% below the 's-Hertogenbosch average. That's 4% below the Dutch national average. Zooming out, 's-Hertogenbosch-wide sale prices rose 5.9% over the past year, and recent buyers across the wider region paid 1.8% over asking, with homes selling in a median of 28 days — a sense of the competition to expect, even if it doesn't map exactly onto this street.
Before you fall for a listing here, a few things to check: background noise (road, rail and air traffic combined) averages 65 dB across the area, on the loud side; foundation risk near the centre of the neighbourhood is rated high — for pre-1970 homes, ask for a foundation inspection before you bid; known soil contamination has been recorded nearby — worth asking the seller or municipality for details.
Livability
Average
Avg. WOZ value
€381.000
Crime risk
Moderate
Based on 6 government sources · Last updated 27 August 2026
Frequently Asked Questions
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All neighbourhoods in 's-Hertogenbosch →What does a home in Graafsepoort cost?
Average WOZ value
€381,000
The WOZ value is the municipality's own valuation, set as of 1 January the previous year. In a rising market asking prices in Graafsepoort usually sit above it — treat this as a floor, not a market value.
Gross annual income needed to borrow that amount
€68,000
One income, no student debt or other loans, 30-year annuity at 4.5%, using the 2026 Nibud standards. Buyer's costs come on top and cannot be added to the mortgage. On two incomes the bar is lower.
Further reading
What is the WOZ value and why does it matter?
The WOZ value determines your municipal taxes and is used by banks as an indication of property value.
How does bidding on a house work in the Netherlands?
Unlike many countries, the asking price in the Netherlands is often just a starting point for negotiation.
Buyer’s costs (k.k.) — what do you pay on top?
Budget 4–6% on top of the purchase price. Here’s an overview of all additional costs.