Why buy now in Den Bosch?

's-Hertogenbosch, affectionately called Den Bosch by many, in 2026 will be much more than just the city of St. John and the Bossche Bol. While the housing market in the Randstad shows signs of saturation, the capital of Brabant is in a unique “sweet spot”. The combination of a historic setting, a powerful economic engine and large-scale urban renewal currently makes Den Bosch one of the most strategic places to invest in real estate.

Those entering the market in early 2026 will benefit from a rare balance: prices will continue to rise, but the extreme overheating of previous years has given way to a mature market with more choice.

“Moderate growth”: Return without the craziness

The housing market in Den Bosch will show a healthy picture in 2026. While prices still rose by 8% to 9% in 2025, the forecasts for 2026 point to a more stable growth of around 3% to 6%.

For a buyer, this means that the “now or never” feeling of the past few years has been tamed, but that the value development remains positive. With an average retail price that hovers around €540,000 at the beginning of 2026, Den Bosch offers a valuable alternative for cities such as Utrecht or Amsterdam, where prices are often significantly higher without offering extra living pleasure.

• Starter benefit: Since 1 January 2026, the threshold for the starter exemption from transfer tax has been increased to €555,000. In Den Bosch, a large part of the supply in the neighborhoods just outside the center falls exactly within this limit, resulting in immediate savings of more than €11,000.
• NHG safety: The increased NHG limit of €470,000 (and almost €500,000 with sustainability) is very relevant in Den Bosch. As a result, many single-family homes in neighborhoods such as the Maaspoort and the Hambaken can be financed with extra security and a lower interest rate.

Strategic location: The gateway to the south

In 2026, Den Bosch will act more than ever as the hub between the Randstad and the Brainport region of Eindhoven. Due to the increasing network congestion and hustle and bustle in Eindhoven, more and more highly educated professionals and tech employees are moving to Den Bosch.

• Accessibility: Thanks to the excellent railway connections, you will be in Eindhoven within 20 minutes and Amsterdam Central Station within an hour. In 2026, commuting through hybrid working has become less of a tax and more of a choice, with Den Bosch's central location worth its weight in gold.
• Economic stability: With major employers such as Heineken, SAP and the strong presence of the legal and business sectors, the local economy is less cyclically sensitive than that of pure industrial cities.

Urban renewal: Where the opportunities lie

Whoever buys in Den Bosch now is buying in a city that is reinventing itself. It's not just building; it's being created.

The railway zone and forest field

The area around Central Station will undergo a spectacular transformation in 2026. Where industry used to dominate, modern apartment complexes and creative hubs are now being created. Homes for sale in this area will be highly sought after in 2026 because of the “urban lifestyle” that is created here, similar to the Palace Quarter but with a rawer, industrial edge.

Gement and the Great Wheels

For families looking for space, the further completion of De Groote Wielen in Rosmalen offers a solution. By 2026, the facilities in this district, such as schools and shops, will be fully mature, giving the value of the existing building an extra boost.

The Burgundian factor: Quality of life as an investment

Real estate is not just about stones, but also about the environment. In early 2026, Den Bosch was named one of the best residential cities in the world in terms of quality of life and safety.

• Backyard nature: What is unique about Den Bosch is that from the historic city center, you can be in the great outdoors of the Bossche Broek within five minutes. At a time when peace and outdoor space have become luxury items, this proximity increases the real estate value of surrounding neighborhoods such as the Muntel and the Vliert.
• Culture and gastronomy: The atmosphere in the Korte Putstraat and around the Markt is irreplaceable. This ensures a constant flow of new residents, which structurally supports the rental market (for those who want to move on later) and sales value.

Sustainability: The smart move of 2026

In 2026, the energy label of a home is almost as important as the location. Many of the 1930s homes in the popular neighborhoods outside the canals of Den Bosch have been thoroughly made more sustainable over the past two years.

Are you buying a home with label A or B now? Then you will benefit from favourable mortgage terms and a lower energy bill in 2026. In addition, the municipality of 's-Hertogenbosch is very active with subsidies for greening roofs and disconnecting rainwater, which makes the city resistant to the heat islands that other cities face in the summer.

The time is now

The 2026 market offers a rare moment of clarity. The interest rate has stabilized around 3.5% to 3.8%, wage increases have increased borrowing capacity and the supply in the city has grown slightly due to the “pounding out” phase of investors.

Waiting for lower prices seems unwise in a city like Den Bosch; the city's structural tightness and enormous appeal to young families and professionals keep the soil firmly below the market. Buying now ensures a place in a city that breathes history and embraces the future.

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