Living in Henriëttewaard
Henriëttewaard is more village than city in feel, and the housing is dominated by single-family houses (95%), which is what draws settlers rather than passers-through.
With just 73 residents per km², this is space by Dutch standards. Water makes up 18% 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 Henriëttewaard
At €819,000 average WOZ value, Henriëttewaard ranks 5 out of 88 Den Bosch neighborhoods on price — 91% pricier than most of the city. You pay for the location here. For scale: Den Bosch's cheapest buurt averages €253,000 and its priciest €1,145,000, so Henriëttewaard sits among the city's pricier neighbourhoods.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
2019: €648,000 · 2020: €657,000 · 2021: €672,000 · 2022: €667,000 · 2023: €759,000 · 2024: €870,000 · 2025: €819,000
The direction of the market: between 2019 and 2025 the average WOZ value here rose from €648,000 to €819,000, up 26% — slower than the city as a whole (+43%). WOZ values lag the market by about a year, but the trend itself is reliable.
With 81% 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, Henriëttewaard is a young-adult neighborhood — the 25-to-45 group outnumbers everyone else (33% of its 155 residents), followed by 45-to-65 year olds at 29%. Households split into 33% singles and 37% families with children — a real mix rather than one lifestyle. The average household counts 2.4 people.
Daily errands, coffee and dinner
Day to day: plan your groceries: the nearest large supermarket is 3.0 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 43 min walk · GP 38 min · hospital 5.3 km · library 5.6 km · 1 cinema 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 30 minutes on foot; daycare is 2.5 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is a 16-minute bike ride, which Dutch teenagers do in all weather.
Getting around
Getting around: the nearest train station is 4.7 km out, so day-to-day life here leans on the car or bus; the nearest highway on-ramp is 3.0 km away.
Energy and running costs
90% 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 Henriëttewaard
Before you bid in Henriëttewaard: in a premium buurt the risk isn't buying a bad home, it's overpaying for a good one — anchor your bid on recent sales of comparable homes, not on the asking price.
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 Henriëttewaard a good neighborhood to live in?
That depends on what you're looking for. Henriëttewaard suits buyers after peace and space best; it's a weaker match for first-time buyers and buyers after city buzz. The average home value is €819,000 (91% pricier than most of Den Bosch) and the neighborhood has 155 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Henriëttewaard?
The average home value (WOZ waarde) in Henriëttewaard, Den Bosch is €819,000, based on the official CBS neighborhood statistics.
Is Henriëttewaard mostly owner-occupied or rental?
81% of homes in Henriëttewaard are owner-occupied and 19% are rentals.
Are house prices in Henriëttewaard rising?
Between 2019 and 2025 the average WOZ value in Henriëttewaard rose from €648,000 to €819,000 (+26%); Den Bosch as a whole moved up 43% over the same period. WOZ values lag the current market by about a year.
How old are the homes in Henriëttewaard?
90% of homes in Henriëttewaard were built before 2000 and 10% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Henriëttewaard?
The average distance to a train station from Henriëttewaard is 4.7 km; a large supermarket is 3.0 km away on average.
Is Henriëttewaard an expensive part of Den Bosch?
Yes — homes in Henriëttewaard cost about 91% more than in most of Den Bosch, so budget for competition and possible overbidding.
Is Henriëttewaard good for families with children?
The nearest primary school is 2.5 km away. 37% of households here have children at home.
Is there foundation risk in Henriëttewaard?
Henriëttewaard is not in a designated foundation attention area; the soil here is Rivierengebied, which has adequate bearing capacity. Around 15% 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 Henriëttewaard is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten — latest complete release (buurt BU07961203) · Updated 2026-08-09. WOZ values are neighborhood averages; individual homes vary.