Graaf van Solmsweg 85
Kom Engelen, Den Bosch
NeighbourhoodA spacious detached home on the water
This detached house on Graaf van Solmsweg 85 sits in Kom Engelen, a village-like neighbourhood within the municipality of Den Bosch. The asking price of €925,000 is on the high side compared with the average asking price in the neighbourhood, which is €793,813. The home is one of the [detached houses in Den Bosch]( /koopwoningen/s-hertogenbosch/vrijstaande-woningen/).
The home itself
Built in 1972, this home offers 6 rooms, including 3 bedrooms and 2 bathrooms, spread over 4 floors. The living area is 250 m² according to the agent, while the BAG registration lists 267 m². The plot is 205 m². The agent mentions double glazing, floor insulation and roof insulation, as well as a central heating boiler and partial underfloor heating. The home is situated on the water, near public transport, near a school, in open area, with a free view. The energy label is C.
Kom Engelen
Kom Engelen is a small-scale neighbourhood with about 2,765 residents. It feels like a village, with a mix of people and good social contacts, as one resident puts it. Another resident praises the area: "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. Cosy village where a lot is organised." These reviews come from residents across the municipality of Den Bosch, not specifically from this neighbourhood. The average score given by residents is 7.95, based on 39 reviews. The neighbourhood has a high share of owner-occupied homes, at 86%. For more on the area, see [the Kom Engelen neighbourhood]( /buurt/kom-engelen-s-hertogenbosch/).
Amenities and transport
For daily groceries, you can walk to the PLUS supermarket, which is just around the corner. A Lidl is a ten-minute walk away. For primary education, Basisschool De Pollenhof is a couple of streets away. The nearest GP is Gezondheidscentrum Maaspoort, Huisartsenpraktijk van Son, and the pharmacy is Service Apotheek Schanswiel, both about a ten-minute walk. The nearest bus stop is Engelen, Schoolstraat, with lines 5 and 250, just around the corner. The train station 's-Hertogenbosch is about 3.4 km away. The municipality of Den Bosch offers further amenities and connections, as described on [the municipality of Den Bosch]( /gemeente/s-hertogenbosch/). According to area-level risk data, the noise from road traffic is 55 dB Lden, which is above the norm, while railway noise is 41 dB Lden, below the norm. The foundation risk indication is medium, based on clay soil, which is sensitive to settling, and the area is a KCAF attention area. The pluvial flooding risk is elevated, and the current flood risk is elevated, decreasing to medium by 2050. These are area-level indications, not an inspection of this specific home.
Source and agent
At the time of writing, the home is offered via multiple channels, including Bighelaardij B.V. on Vastgoed Nederland, Funda, and Pararius.
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Frequently asked questions
About Graaf van Solmsweg 85, 'S-Hertogenbosch
How does the asking price compare to other homes in the neighbourhood?
The asking price of €925,000 is 17% above the average asking price in the neighbourhood, which is €793,813. The average price per m² in the neighbourhood is €4,849, while this home is listed at €3,700 per m² based on the agent's living area of 250 m². The median asking price in the neighbourhood is €697,000.
What is the layout of this home?
According to the agent, the home has 6 rooms, including 3 bedrooms and 2 bathrooms, spread over 4 floors. The living area is listed as 250 m² by the agent, while the BAG registration states 267 m². The plot is 205 m². The home is situated on the water, near public transport, near a school, in open area, with a free view.
What is the WOZ value of this home?
The WOZ value is the municipal valuation, which is determined annually and is used for property taxes. It is not the same as the market value. Without the WOZ value, it is not possible to compare it with the asking price.
What are the risk indications for this address?
Area-level risk data indicate that the noise from road traffic is 55 dB Lden, which is above the norm, while railway noise is 41 dB Lden, below the norm. The foundation risk indication is medium, based on clay soil, which is sensitive to settling, and the area is a KCAF attention area. The pluvial flooding risk is elevated, and the current flood risk is elevated, decreasing to medium by 2050. These are area-level indications, not an inspection of this specific home.
What amenities are nearby?
The PLUS supermarket is about a ten-minute walk away, and a Lidl is about a 15-minute walk. Basisschool De Pollenhof is about 3 km away. The nearest GP is Gezondheidscentrum Maaspoort, Huisartsenpraktijk van Son, and the pharmacy is Service Apotheek Schanswiel, both about 1.9 km away. The nearest bus stop is Engelen, Schoolstraat, with lines 5 and 250, about 400 m away.
What is the neighbourhood like?
Kom Engelen is a small-scale neighbourhood with about 2,765 residents. It has a high share of owner-occupied homes, at 86%. Residents across the municipality of Den Bosch give 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."
What is the energy label and what does it mean?
The energy label is C. This label indicates the energy performance of the home, with A being the most efficient and G the least efficient. A label C means the home has moderate energy efficiency, so energy costs are likely to be average. The agent also mentions double glazing, floor insulation and roof insulation, which can help reduce energy consumption.
How many sources list this home?
At the time of writing, the home is offered via multiple channels, including Bighelaardij B.V. on Vastgoed Nederland, Funda, and Pararius. In total, there are 5 sources listing this property.
Experiences from Kom Engelen
How residents experience their neighbourhood
Friendly. People nice neighbourhood. Could use more nature
Auto-translated to English by AIStatistics for Kom Engelen
Figures on residents, liveability and the housing market
| Sale price | €793,813 | €697,000 |
|---|---|---|
| Sale per m² | €4,849 | – |
Experiences from Engelen
How residents experience their district
Friendly. People nice neighbourhood. Could use more nature
Auto-translated to English by AIStatistics for Engelen
Figures on residents, liveability and the housing market
| Sale price | €767,880 | €684,586 |
|---|---|---|
| Sale per m² | €4,690 | – |
| Rent price | €1,825 p/m | €1,825 p/m |
Experiences from Den Bosch
How residents experience their municipality
You see groups forming, want power, Hambaken has already destroyed you, rest follows, regards Lammert
Auto-translated to English by AIBeautiful, 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. Cosy village where a lot is organised. Various sports clubs. Football, tennis, badminton, billiards, etc.
Auto-translated to English by AINice mix of people, with a few exceptions who don't want to and can't adapt and don't have the qualities for it either.
Auto-translated to English by AIBismallah Frederik'sniffo here, have been to several villages, but this really takes the cake. astaghfirullah what is this street man. 's Hertogsbos is a neighbourhood where people spontaneously jump in front of trains, but that sucks because then my train gets delayed inshallah :( I hate my kind lowkey #euthanisealldeppressivepeople Harold van Duijn is my bitch. I fuck him so hard he becomes delusional and says den bosch is beautiful Alhamdoelillah Ffrederik sniffo
Auto-translated to English by AINothing else is worth it. As soon as I step outside the neighbourhood I feel disgusted. Nicest stadium and least filthy community centre in the Netherlands. Would also have a nice view of IJzeren Vrouw if that bloody road hadn't split the bloody park in two, what a bloody mess, bloody 60s... Furthermore, glad I'm from the north and not the south. Those lazy bastards in Graafsebuurt south wanted to keep slavery, what a bunch of empathy-less scum. #AllMokrosMustAlsoWork
Auto-translated to English by AIIt used to be fun, but not anymore. Lots of junkies in the neighbourhood, a bit unsafe and just time for something new, so I'm glad the flats are being demolished and new apartment complexes are coming.
Auto-translated to English by AIIt is a great neighbourhood to live in
Auto-translated to English by AII've lived there since 2017 and I enjoy living there, no problems
Auto-translated to English by AIStatistics for Den Bosch
Figures on residents, liveability and the housing market
| Sale price | €604,792 | €528,448 |
|---|---|---|
| Sale per m² | €5,102 | – |
| Rent price | €1,873 p/m | €1,771 p/m |
| Rent per m² | €18 p/m | – |
Location and amenities
Graaf van Solmsweg 85, 'S-Hertogenbosch
Risks and environmental factors
Noise, foundation and climate around this address
Noise levels
Foundation risk
Rainwater flooding
Flooding
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