De Koornwaard, Den Bosch

Living in De Koornwaard

De Koornwaard is quiet and low-density, and most of its 39 homes are houses rather than apartments — front doors, gardens, street parking.

With just 34 residents per km², this is space by Dutch standards. Water makes up 23% 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 De Koornwaard

The average home value (WOZ) in De Koornwaard is €593,000, which puts it at #13 of 84 neighborhoods in Den Bosch — 46% above the city median. You pay for the location here. For scale: Den Bosch's cheapest buurt averages €228,000 and its most expensive €1,137,000, so De Koornwaard sits in the upper band of the city.

The direction of the market: between 2019 and 2025 the average WOZ value here rose from €500,000 to €619,000, up 24% — slower than the city as a whole (+43%). WOZ values lag the market by about a year, but the trend itself is reliable.

With 82% 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, De Koornwaard is dominated by established households in the 45-to-65 bracket (41% of its 110 residents), followed by 15-to-25 year olds at 21%. Households split into 23% singles and 39% families with children — a real mix rather than one lifestyle. The average household counts 2.5 people.

Daily errands, coffee and dinner

Day to day: plan your groceries: the nearest large supermarket is 2.7 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 44 min walk · GP 44 min · hospital 4.8 km · library 4.5 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 34 minutes on foot; daycare is 2.1 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is a 22-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the nearest train station is 4.5 km out, so day-to-day life here leans on the car or bus; a highway on-ramp 1.8 km away makes car trips easy — check whether through-traffic noise reaches the street you're considering.

Energy and running costs

85% 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 De Koornwaard

Before you bid in De Koornwaard: 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

Similar neighborhoods in Den Bosch

Closest in price — worth a look if De Koornwaard is out of reach or you want alternatives.