Living in Ertveld
Ertveld is more village than city in feel, and the stock is a genuine mix of apartments and family houses (57% houses).
With just 237 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 €384,000, which puts it at #51 of 88 neighborhoods in Den Bosch — 10% cheaper than most of the city, leaving room in the budget that pricier neighborhoods would swallow. For scale: Den Bosch's cheapest buurt averages €253,000 and its priciest €1,145,000, so Ertveld sits in the middle of the pack.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
2015: €258,000 · 2016: €257,000 · 2017: €268,000 · 2018: €232,000 · 2019: €323,000 · 2020: €338,000 · 2021: €344,000 · 2022: €365,000 · 2023: €387,000 · 2024: €375,000 · 2025: €384,000
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.
Ownership is split: 64% owner-occupied against 36% rental. Enough homes trade hands to give you comparable sales, but check what's actually for sale versus rented in the specific block you're eyeing — the mix can flip from one street to the next.
Who lives here
Demographically, Ertveld is a young-adult neighborhood — the 25-to-45 group outnumbers everyone else (33% of its 245 residents), followed by 45-to-65 year olds at 28%. Households split into 54% singles and 20% families with children — a real mix rather than one lifestyle. The average household counts 1.7 people.
As for who your neighbors would be: incomes lean modest — 43% 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 1.6 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
Since 91% of the stock predates 2000, always check the energy label of a specific listing — the difference between label C and label F on an average home here is easily a few thousand euros a year in heating, and it changes what you can sensibly bid.
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
Is Ertveld a good neighborhood to live in?
That depends on what you're looking for. Ertveld suits first-time buyers and buyers after peace and space best; it's a weaker match for buyers after city buzz. The average home value is €384,000 (10% cheaper than most of Den Bosch) and the neighborhood has 245 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Ertveld?
The average home value (WOZ waarde) in Ertveld, Den Bosch is €384,000, based on the official CBS neighborhood statistics.
Is Ertveld mostly owner-occupied or rental?
64% of homes in Ertveld are owner-occupied and 36% are rentals.
Are house prices in Ertveld rising?
Between 2015 and 2025 the average WOZ value in Ertveld rose from €258,000 to €384,000 (+49%); Den Bosch as a whole moved up 94% over the same period. WOZ values lag the current market by about a year.
How old are the homes in Ertveld?
91% of homes in Ertveld were built before 2000 and 9% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Ertveld?
The average distance to a train station from Ertveld is 2.5 km; a large supermarket is 1.6 km away on average.
Is Ertveld an expensive part of Den Bosch?
No — homes here cost about 10% less than in most of Den Bosch, making it one of the more affordable parts of the city.
Is Ertveld good for families with children?
The nearest primary school is 1.8 km away. 20% of households here have children at home.
Is there foundation risk in Ertveld?
Ertveld is not in a designated foundation attention area; the soil here is Rivierengebied, which has adequate bearing capacity. Around 24% of homes predate 1970. According to the Klimaateffectatlas, the risk of pile rot in this neighbourhood is very low. A structural survey is still sensible for any older property.
Similar neighborhoods in Den Bosch
Closest in price — worth a look if Ertveld is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten — latest complete release (buurt BU07961111) · Updated 2026-08-09. WOZ values are neighborhood averages; individual homes vary.