De Bossche Pad, Den Bosch

Living in De Bossche Pad

De Bossche Pad is densely built and genuinely urban, and the stock is a genuine mix of apartments and family houses (58% houses).

At 8,239 residents per km² the buurt is busy without being packed.

Den Bosch pairs one of the most enjoyable historic centers in the south with prosperous, green suburbs. It's the Brabant market where charm carries a clear premium — homes within walking distance of the old town sell fast.

The housing market in De Bossche Pad

At €369,000 average WOZ value, De Bossche Pad ranks 57 out of 88 Den Bosch neighborhoods on price — 14% cheaper than most of the city, which makes it one of the more approachable entry points into the city. For scale: Den Bosch's cheapest buurt averages €253,000 and its priciest €1,145,000, so De Bossche Pad sits in the middle of the pack.

The direction of the market: between 2015 and 2025 the average WOZ value here rose from €162,000 to €369,000, up 128% — faster than the city as a whole (+94%). WOZ values lag the market by about a year, but the trend itself is reliable.

Only about 1 in 4 homes here is owner-occupied (61% is social housing) — supply on Funda is structurally thin, which concentrates bidding on the few listings that appear. If you find a home here you like, being prepared (financing check done, valuation lined up) is worth more than in neighborhoods where something new lists every week.

Who lives here

Demographically, De Bossche Pad is a young-adult neighborhood — the 25-to-45 group outnumbers everyone else (44% of its 545 residents), followed by 45-to-65 year olds at 20%. Households split into 52% singles and 23% families with children — a real mix rather than one lifestyle. The average household counts 1.8 people.

As for who your neighbors would be: incomes lean modest — 58% of households are among the country's lower earners.

Daily errands, coffee and dinner

Day to day: plan your groceries: the nearest large supermarket is 1.0 km away; with roughly 30 cafés and restaurants within a kilometer, you will never cook out of necessity.

The practical checklist most buyers forget to make: pharmacy 13 min walk · GP 6 min · hospital 3.8 km · library 1.0 km · 2 cinemas within 5 km. None of these will decide a purchase on their own, but a GP taking new patients nearby is the kind of thing you only miss after moving.

Families and schools

For families: the nearest primary school is 12 minutes on foot; daycare is 0.6 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is a 6-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the station is a 7-minute cycle, standard Dutch commuting range; the nearest highway on-ramp is 2.2 km away; car ownership is moderate (0.7 per household).

Before you bid in De Bossche Pad

Before you bid in De Bossche Pad: the national soil map leaves built-up areas unclassified, and city centres like this one often sit on peat, and pre-1970 homes may stand on wooden piles — since the 2026 appraisal rules, a foundation risk class (A–E) appears in every valuation, so check it before you bid, not after the deal is already emotional. Also, listings are scarce here, which pushes bidding above asking more often — decide your maximum before the viewing, not during it.

None of these averages can tell you whether the specific house you found is fairly priced — that depends on its size, energy label, state of maintenance and the recent sales around it. That is exactly what a free HomeReview report checks, in about 10 seconds, for any Dutch address.

Frequently asked questions

Similar neighborhoods in Den Bosch

Closest in price — worth a look if De Bossche Pad is out of reach or you want alternatives.