Living in Kom Engelen
Kom Engelen is more village than city in feel, and the housing is dominated by single-family houses (92%), which is what draws settlers rather than passers-through.
With just 2,220 residents per km², this is space by Dutch standards.
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 Kom Engelen
The average home value (WOZ) in Kom Engelen is €541,000, which puts it at #21 of 88 neighborhoods in Den Bosch — 26% pricier than most of the city. That premium is the location speaking. For scale: Den Bosch's cheapest buurt averages €253,000 and its priciest €1,145,000, so Kom Engelen sits among the city's pricier neighbourhoods.
Average WOZ value per year (CBS). The reference date lags the current market by ±1 year.
2015: €312,000 · 2016: €317,000 · 2017: €324,000 · 2018: €343,000 · 2019: €366,000 · 2020: €380,000 · 2021: €406,000 · 2022: €433,000 · 2023: €520,000 · 2024: €550,000 · 2025: €541,000
The direction of the market: between 2015 and 2025 the average WOZ value here rose from €312,000 to €541,000, up 73% — slower than the city as a whole (+94%). WOZ values lag the market by about a year, but the trend itself is reliable.
With 86% 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, Kom Engelen is dominated by established households in the 45-to-65 bracket (34% of its 2,700 residents), followed by 25-to-45 year olds at 20%. 41% of households have children at home, so expect school runs, playgrounds in use, and neighbors who stay put. The average household counts 2.4 people.
As for who your neighbors would be: 44% of households are among the country's highest earners — which helps explain both the café density and the bidding behavior; average income per resident is €41,000 a year.
Daily errands, coffee and dinner
Day to day: plan your groceries: the nearest large supermarket is 0.6 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 5 min walk · GP 5 min · hospital 4.2 km · library 6.1 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 6 minutes on foot; daycare is 0.5 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is a 12-minute bike ride, which Dutch teenagers do in all weather.
Getting around
Getting around: the nearest train station is 5.8 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; households here average 1.4 cars, so assume driveways and parking are part of daily logistics.
Energy and running costs
Since 95% 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 Kom Engelen
Before you bid in Kom Engelen: the soil here is Rivierengebied, and pre-1970 homes may stand on wooden piles — since the 2026 appraisal rules, a foundation risk class (A–E) appears in every valuation, so check it before you bid, not after the deal is already emotional. Also, 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. Beyond that, family neighborhoods like this one turn over slowly; when a good house appears it often goes to the first serious, well-prepared bidder.
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 Kom Engelen a good neighborhood to live in?
That depends on what you're looking for. Kom Engelen suits families with children and 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 €541,000 (26% pricier than most of Den Bosch) and the neighborhood has 2,700 residents. Ultimately the specific street and home matter more than the neighborhood average.
What is the average home value in Kom Engelen?
The average home value (WOZ waarde) in Kom Engelen, Den Bosch is €541,000, based on the official CBS neighborhood statistics.
Is Kom Engelen mostly owner-occupied or rental?
86% of homes in Kom Engelen are owner-occupied and 14% are rentals, of which 9% of all homes are social housing (woningcorporatie).
Are house prices in Kom Engelen rising?
Between 2015 and 2025 the average WOZ value in Kom Engelen rose from €312,000 to €541,000 (+73%); 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 Kom Engelen?
95% of homes in Kom Engelen were built before 2000 and 5% after. Older buildings can mean higher maintenance and energy costs — check the energy label before bidding.
How far is the nearest train station from Kom Engelen?
The average distance to a train station from Kom Engelen is 5.8 km; a large supermarket is 0.6 km away on average.
Is Kom Engelen an expensive part of Den Bosch?
Yes — homes in Kom Engelen cost about 26% more than in most of Den Bosch, so budget for competition and possible overbidding.
Is Kom Engelen good for families with children?
The nearest primary school is 0.5 km away and there are 1 daycare locations within a kilometer. 41% of households here have children at home.
Is there foundation risk in Kom Engelen?
Kom Engelen stands out for foundation risk, with Rivierengebied as the dominant soil. Around 28% of homes here predate 1970, the era when wooden or shallow foundations were common. According to the Klimaateffectatlas, the risk of pile rot in this neighbourhood is very low. This says nothing about any individual property: only a physical foundation inspection can establish its condition. Ask for the foundation risk class (A–E) in the valuation report.
Similar neighborhoods in Den Bosch
Closest in price — worth a look if Kom Engelen is out of reach or you want alternatives.
Source: CBS Kerncijfers wijken en buurten — latest complete release (buurt BU07961201) · Updated 2026-08-09. WOZ values are neighborhood averages; individual homes vary.