Boerenerf 3
Kom Engelen, Den Bosch
AreaA detached home in Kom Engelen
Boerenerf 3 is a detached house in Kom Engelen, a village neighbourhood within the municipality of Den Bosch. The home sits on a quiet road in a residential area with an open setting, and the asking price of €1,075,000 is on the high side compared with the average for detached houses in Den Bosch. The price per square metre, based on the agent's floor area, comes to €6,324.
The home itself
Built in 1967, this detached family home has 8 rooms, 3 bedrooms and 2 bathrooms spread over 2 floors, with a volume of 703 m³. The agent lists the living area at 170 m², while the BAG registration records 181 m²; the plot is 709 m² according to both. The property has a front, side and rear garden, with the rear garden facing south and accessible via the back. There is a carport, and the home is fully owned. According to the agent, the insulation covers the roof, walls, floor and double glazing, and the home is heated by a heat pump.
Life in Kom Engelen
Kom Engelen is a village where a lot is organised, with various sports clubs covering football, tennis, badminton and billiards. Residents across the municipality of Den Bosch give their living environment an average score of 7.95, based on 39 reviews. One resident says: "Beautiful, safe. Very close to the Maasdijk and the floodplains. Sufficient facilities in the village. Within 20 minutes by bike to the centre of Den Bosch." Another resident describes it as a "nice mix of people". The neighbourhood has around 2,765 inhabitants, and most homes are owner-occupied. For more on the area, see the Kom Engelen neighbourhood.
Amenities and transport
The nearest supermarket, a PLUS, is just around the corner, with another PLUS a couple of streets away and a Lidl within a ten-minute walk. Basisschool De Pollenhof is a ten-minute walk away, and the nearest GP and pharmacy are both around 2 km from the home. Bus stops on Schoolstraat and Kraanvogellaan, served by lines 5 and 250, are on your doorstep, and the train station in Den Bosch is about 3.9 km away. The municipality of Den Bosch offers a range of facilities, as described on the municipality of Den Bosch.
WOZ and address data
The WOZ value is €871,000, with a reference date of 1 January 2025. The asking price is 23% above the WOZ value. Over the past five years, the WOZ value has developed as recorded by the municipality. As for address-level risk indications, the noise from road traffic is 47 dB Lden and from rail traffic 41 dB Lden, both below the relevant standards. The foundation risk indication is medium, based on the home being built in 1967 on clay soil, and the climate indications for pluvial flooding and flood risk are both medium, with heat stress currently low. These are area-level indications, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including Viermakelaars and Viermakelaars on Funda.
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About Boerenerf 3, 'S-Hertogenbosch
How does the asking price compare with the WOZ value?
The asking price of €1,075,000 is 23% above the WOZ value of €871,000, which was set with a reference date of 1 January 2025. The WOZ value is the municipal valuation, not the current market value. The comparison is precomputed and simply states the difference; it does not indicate whether the price is fair or negotiable.
What are the key features of this home?
This detached house from 1967 has 8 rooms, 3 bedrooms and 2 bathrooms across 2 floors. The agent lists the living area at 170 m², while the BAG registration records 181 m². The plot is 709 m². There is a front, side and rear garden, with the rear garden facing south and accessible via the back, plus a carport. The home is fully owned.
What is the energy label and what does it mean?
The energy label is A+, which is an efficient label. According to the agent, the home has roof, wall and floor insulation, double glazing, and is fully insulated. It is heated by a heat pump. The label reflects the energy performance, and with an A+ label you can expect relatively low energy costs compared with less efficient homes.
What is the foundation risk for this address?
The foundation risk indication for this address is medium, based on area-level data. The home was built in 1967 on clay soil, and the KCAF attention area notes that 60% of properties in this postcode area were built before 1970. This is an indication at area level, not an inspection of this specific home.
What are the flood and climate risks for this area?
The climate indications for this address are medium for pluvial flooding and medium for flood risk, both currently and in 2050. Heat stress is currently low but is indicated as medium for 2050. These are area-level indications from public data, not a property-specific assessment.
What amenities are nearby?
The nearest supermarket is a PLUS about 634 m away, with another PLUS at 1.5 km and a Lidl at 2 km. Basisschool De Pollenhof is about 2.6 km away. The nearest GP is Gezondheidscentrum Maaspoort, Huisartsenpraktijk van Son, and the nearest pharmacy is Service Apotheek Schanswiel, both around 2 km from the home.
How is the public transport connection?
Bus stops on Schoolstraat and Kraanvogellaan are within 300 m, served by lines 5 and 250. The nearest train station is 's-Hertogenbosch, about 3.9 km away. The bus lines are given, but no destinations or travel times are stated in the listing.
What is the neighbourhood like?
Kom Engelen is a village neighbourhood with around 2,765 inhabitants. Residents across the municipality of Den Bosch give an average score of 7.95, based on 39 reviews. One resident mentions the village is cosy with a lot organised, and within 20 minutes by bike to the centre of Den Bosch. The neighbourhood has a mix of ages, with 34% aged 45 to 65.
How does the price compare with other homes in the neighbourhood?
The asking price of €1,075,000 is 34% above the average asking price of €804,614 for homes currently for sale in the neighbourhood. The median asking price is €697,000, and prices range from €450,000 to €1,350,000. The average price per square metre in the neighbourhood is €4,765, while this home is listed at €6,324 per m².
What is the ownership situation?
The home is offered in full ownership (volle eigendom), meaning you would own the property and the land it stands on outright. There is no mention of a leasehold or ground rent in the listing. The agent states the ownership as full ownership.
