Ertveld, Den Bosch

Living in Ertveld

Ertveld is more village than city in feel, and the stock is a genuine mix of apartments and family houses (59% houses).

With just 243 residents per km², this is space by Dutch standards. Water makes up 38% of its surface — canals and waterfront are part of daily scenery here, and so are the price tags of homes that face them.

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 Ertveld

The average home value (WOZ) in Ertveld is €402,000, which puts it at #44 of 84 neighborhoods in Den Bosch, almost exactly the city's midpoint. For scale: Den Bosch's cheapest buurt averages €228,000 and its most expensive €1,137,000, so Ertveld sits in the middle band of the city.

The direction of the market: between 2015 and 2025 the average WOZ value here rose from €258,000 to €384,000, up 49% — slower than the city as a whole (+94%). WOZ values lag the market by about a year, but the trend itself is reliable.

With 67% of homes owner-occupied, this is a settled buyers' neighborhood — homes change hands regularly, and you can usually find recent comparable sales on the same street to anchor your bid. Settled also means slower: owners here tend to stay, so the best houses may only list once a decade.

Who lives here

Demographically, Ertveld is a young-adult neighborhood — the 25-to-45 group outnumbers everyone else (35% of its 255 residents), followed by 45-to-65 year olds at 28%. More than half of all households (58%) are single-person — this is a neighborhood of independents, not minivans. The average household counts 1.6 people.

As for who your neighbors would be: incomes skew modest — 43% of households are in the lower national bracket.

Daily errands, coffee and dinner

Day to day: plan your groceries: the nearest large supermarket is 1.6 km away; dining out means a short trip: only 1 café or restaurant sit within a kilometer.

The practical checklist most buyers forget to make: pharmacy 25 min walk · GP 19 min · hospital 3.7 km · library 3.6 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 22 minutes on foot; daycare is 1.6 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is an 8-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the station is a 10-minute cycle, standard Dutch commuting range; a highway on-ramp 2.0 km away makes car trips easy — check whether through-traffic noise reaches the street you're considering; car ownership is moderate (0.9 per household).

Energy and running costs

91% of homes were built before 2000. Two identical-looking houses on the same street can differ by hundreds of euros a month once heating is counted — the energy label tells you which one you're looking at, and lenders increasingly price it into your mortgage too.

Before you bid in Ertveld

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 Ertveld is out of reach or you want alternatives.