Property investment in 's-Hertogenbosch, Netherlands
2026 Market Data & Investment Analysis
Gross Yield
3.9%
Annual rent / price
Median Home Price
€360,000
As of 2026-Q1
Median Monthly Rent
€1,180
Per month
Population
153,000
+2.2% / yr (5y avg)
Estimates based on median market data. Actual returns depend on your specific property. Source: CBS / Kadaster, 2026-Q1.
Calculate your rental yield in 's-Hertogenbosch
Pre-filled with 's-Hertogenbosch's median values. Adjust to match your specific property.
Property Details
Total acquisition cost before taxes
HOA, insurance, property management
% of time the property is empty
% of purchase price (e.g. 2% = 2)
Rule of thumb: 1% of purchase price/yr
Results
Gross Rental Yield
3.93%
Net Rental Yield
2.07%
Cap Rate
2.07%
Monthly Cash Flow
€621.00
Annual Cash Flow
€7,452.00
's-Hertogenbosch rental market at a glance
Median Home Price — 5-Year Trend
Median Monthly Rent — 5-Year Trend
's-Hertogenbosch presents a compelling micro-market characterized by tight rental availability and steady demographic growth. With a vacancy rate of just 1.3%, the city demonstrates exceptional rental demand that significantly outpaces supply—a structural advantage for landlords. The 3.9% gross rental yield, while modest by European standards, reflects the premium pricing power inherent in supply-constrained markets. As the capital of Noord-Brabant and a major administrative hub, 's-Hertogenbosch attracts consistent tenant flows from government employees, regional corporate headquarters, and professionals serving the broader southern Netherlands region.
The city's 2.2% annual population growth over five years indicates organic demand expansion that supports rental market resilience. This growth is underpinned by 's-Hertogenbosch's strategic location between the Randstad and Ruhr industrial regions, making it attractive for young professionals and relocating families seeking lower property costs than Amsterdam or Utrecht while maintaining excellent rail connectivity. The median home price of €360,000 positions the city as a value alternative within the Netherlands' tier-1 urban markets, creating an accessible entry point for institutional and individual investors seeking yield-generating assets.
Looking forward, the sustainability of this market depends heavily on employment concentration and infrastructure development. The planned expansion of regional corporate offices and continued government consolidation in the city center should sustain demand. However, investors must monitor whether the modest 3.9% yield can withstand potential interest rate normalization and whether new residential construction—essential for accommodating the 2.2% growth—remains constrained enough to maintain the current supply-demand imbalance that supports rental rates.
What type of investment market is 's-Hertogenbosch?
's-Hertogenbosch features strong population growth that may drive property values higher over time. Current rental yields are modest, so returns are more dependent on price appreciation than immediate rental income.
✓ Strengths
- •Exceptionally tight rental market with 1.3% vacancy rate, providing landlords with pricing power and minimal income disruption risk
- •Strategic regional hub status as Noord-Brabant's capital attracts stable tenant demand from government, corporate, and professional sectors with relatively low turnover
- •Accessible entry price point (€360,000 median) compared to Randstad markets while maintaining northern European infrastructure and rental stability standards
- •Demonstrated population growth trajectory (2.2% annually) creates organic rental demand expansion independent of speculative investment cycles
! Risks
- •Modest 3.9% gross rental yield leaves limited margin for expense absorption and provides unattractive returns if property taxes, maintenance, or vacancy increase materially
- •Limited new residential development pipeline could eventually normalize the artificially tight vacancy rate if supply suddenly increases, compressing rental rate growth
- •Regional economic concentration risk—overreliance on government employment and regional administration means significant job losses at major employers could rapidly depress tenant demand
- •Exposure to Dutch rental regulation changes; recent rent control legislation in major cities could eventually extend to secondary markets like 's-Hertogenbosch, capping upside potential
Key Metrics
How does 's-Hertogenbosch compare to nearby cities?
's-Hertogenbosch vs Eindhoven: 0.0 percentage point difference in gross yield.
| City | Median Price | Median Rent | Gross Yield | Pop. Growth |
|---|---|---|---|---|
| Eindhoven, Noord-Brabant | €350,000 | €1,150 | 3.9% | +3.1% |
| Tilburg, Noord-Brabant | €290,000 | €1,000 | 4.1% | +2.1% |
| Breda, Noord-Brabant | €330,000 | €1,080 | 3.9% | +1.8% |
| Nijmegen, Gelderland | €310,000 | €1,050 | 4.1% | +2.3% |
| Venlo, Limburg | €240,000 | €860 | 4.3% | +1.2% |
Investor Takeaway
Buy-and-hold investors seeking stable European dividend income should view 's-Hertogenbosch as a core-plus holding rather than a yield play. The exceptional rental stability (1.3% vacancy) and supply constraints justify acquiring well-maintained properties with the expectation of 3-4% annual returns plus modest appreciation as the region develops. This market best suits investors comfortable with mid-single-digit returns in exchange for predictable cash flow and low tenant turnover—ideal for long-term wealth-building rather than active trading. The critical variable to monitor is whether new residential construction remains sufficiently restricted; if developers suddenly accelerate projects to capture the tight market conditions, the vacancy rate could normalize within 18-24 months, directly compressing rental growth and invalidating the thesis.
Common questions about investing in 's-Hertogenbosch
Is rental investing profitable in 's-Hertogenbosch?▾
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