Kom Engelen, Den Bosch

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 2,285 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 €521,000, which puts it at #16 of 84 neighborhoods in Den Bosch — 28% above the city median. That premium is the location speaking. For scale: Den Bosch's cheapest buurt averages €228,000 and its most expensive €1,137,000, so Kom Engelen sits in the upper band of the city.

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 (35% of its 2,780 residents), followed by 25-to-45 year olds at 19%. 43% of households have children at home, so expect school runs, playgrounds in use, and neighbors who stay put. The average household counts 2.5 people.

As for who your neighbors would be: 44% of households sit in the country's top income bracket — 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 1.3 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: 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. Also, 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

Similar neighborhoods in Den Bosch

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