Kortenbos, Den Haag

Living in Kortenbos

Kortenbos is densely built and genuinely urban, and living here overwhelmingly means apartment living — 94% of the stock is flats.

With 12,985 residents per km², you will know your streets are alive — and so will your ears; visit on a Friday evening before you commit.

Den Haag combines government and expat demand — ministries, embassies, international courts and Shell — with one of the widest price ranges of any Dutch city: stately streets near the dunes at one end, dense and affordable neighborhoods a couple of kilometers inland at the other.

The housing market in Kortenbos

The average home value (WOZ) in Kortenbos is €346,000, which puts it at #66 of 110 neighborhoods in Den Haag — 15% cheaper than most of the city, which makes it one of the more approachable entry points into the city. For scale: Den Haag's cheapest buurt averages €88,000 and its priciest €979,000, so Kortenbos sits in the middle of the pack.

The direction of the market: between 2015 and 2025 the average WOZ value here rose from €172,000 to €346,000, up 101% — slower than the city as a whole (+125%). WOZ values lag the market by about a year, but the trend itself is reliable.

Here is the catch for buyers: only 27% of homes are owner-occupied, and 36% of the stock is social housing that never reaches the open market. Few homes come up for sale, so when one does, expect competition and act fast on viewings. The upside of the same number: neighborhoods with a big rental base tend to feel lively and transient rather than settled — decide which you want before you fall for a listing.

Who lives here

Demographically, Kortenbos is shaped by people in their late twenties to early forties (37% of its 7,850 residents), followed by 45-to-65 year olds at 24%. More than half of all households (62%) are single-person — this is a neighborhood of independents, not minivans. The average household counts 1.6 people.

As for who your neighbors would be: incomes lean modest — 57% 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: groceries are a non-issue — 6 large supermarkets within a kilometer; with roughly 123 cafés and restaurants within a kilometer, you will never cook out of necessity.

The practical checklist most buyers forget to make: pharmacy 6 min walk · GP 6 min · hospital 1.1 km · library 1.3 km · 5 cinemas within 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: 4 primary schools within a kilometer means real choice — and short bike rides; daycare is well covered (9 locations nearby) — though Dutch waiting lists mean you register the week you know you're expecting, not the week you need it; secondary school is a 4-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the station is a 9-minute cycle, standard Dutch commuting range; the nearest highway on-ramp is 3.2 km away; and at 0.4 cars per household, most residents simply don't own one — if you do, factor in permit costs and waiting lists before you buy.

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 Kortenbos

Before you bid in Kortenbos: the national soil map leaves built-up areas unclassified, and city centres like this one often sit on peat, 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, listings are scarce here, which pushes bidding above asking more often — decide your maximum before the viewing, not during it. Beyond that, the price gap with the rest of Den Haag is real, but so is the reason for it — walk the neighborhood at different times of day before committing.

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 Haag

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