Kom Nuland, Den Bosch

Living in Kom Nuland

Kom Nuland is quiet and low-density, and the housing is dominated by single-family houses (92%), which is what draws settlers rather than passers-through.

With just 2,146 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 Nuland

At €439,000 average WOZ value, Kom Nuland ranks 41 out of 88 Den Bosch neighborhoods on price — 3% pricier than most of the city. You pay for the location here. For scale: Den Bosch's cheapest buurt averages €253,000 and its priciest €1,145,000, so Kom Nuland sits in the middle of the pack.

The direction of the market: between 2015 and 2025 the average WOZ value here rose from €277,000 to €439,000, up 58% — slower than the city as a whole (+94%). WOZ values lag the market by about a year, but the trend itself is reliable.

With 72% 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 Nuland is dominated by established households in the 45-to-65 bracket (27% of its 3,675 residents), followed by 25-to-45 year olds at 24%. Households split into 28% singles and 38% families with children — a real mix rather than one lifestyle. The average household counts 2.4 people.

As for who your neighbors would be: incomes lean modest — 31% of households are among the country's lower earners; average income per resident is €34,000 a year.

Daily errands, coffee and dinner

Day to day: plan your groceries: the nearest large supermarket is 0.7 km away; dining out means a short trip: only 5 cafés or restaurants sit within a kilometer.

The practical checklist most buyers forget to make: pharmacy 36 min walk · GP 12 min · hospital 5.7 km · library 5.4 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 8 minutes on foot; daycare is 0.5 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 5.9 km out, so day-to-day life here leans on the car or bus; a highway on-ramp 1.3 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 82% 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 Nuland

Before you bid in Kom Nuland: the soil here is Hogere Zandgronden, 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.

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 Nuland is out of reach or you want alternatives.