Pottenbakker 21
Kom Empel, Den Bosch
AreaA spacious family home in Kom Empel
This detached house on Pottenbakker 21 sits on a quiet road in a residential area of Kom Empel, a neighbourhood within the Empel district of 's-Hertogenbosch. With a plot of 940 m² and a living area of 275 m² according to the agent, this is a substantial home. The asking price of €1,100,000 is in line with the market, according to the precomputed comparison with the neighbourhood average. For context, this is one of the [detached houses in Den Bosch] currently on the market.
The home itself
The house was built in 1967 and has an energy label C. According to the agent, the home has 9 rooms, including 8 bedrooms and 2 bathrooms, spread over 2 floors. The property has a garden around the house and an attached brick garage. It is offered with full ownership. The agent lists insulation including roof insulation, double glazing, wall insulation and floor insulation. Heating is provided by a central heating boiler, an open fireplace and partial underfloor heating. The living area is listed as 275 m² by the agent, while the BAG registration records 292 m².
Life in Kom Empel
Kom Empel is a small neighbourhood with about 1,245 residents, and it feels like a village within the city, as one resident puts it. Residents of the district give an average score of 8.25 based on five 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 mentions a "nice mix of people" and a "village-like feeling within a city". The neighbourhood has a mix of ages, with a quarter of residents aged 65 or over. This is [the Kom Empel neighbourhood] as described by its residents.
Amenities and transport
Daily errands are easy from here. The PLUS supermarket is just around the corner, with Aldi and Albert Heijn a ten-minute walk away. Huisartsenpraktijk Empel and Apotheek Empel are both just around the corner. For primary education, ATO-kindcentrum De Hoven is a ten-minute walk, and Rodenborch-College for secondary education is at the same distance. Bus line 6 stops at Empel, Klaverstraat on your doorstep. The nearest train station is 's-Hertogenbosch Oost, about 3 km away. The wider area belongs to [the municipality of Den Bosch].
WOZ and address data
No WOZ value is available for this property in the data. The address risk indications are based on public data at area level, not an inspection of this specific home. The noise level from road traffic is 54 dB Lden, above the noise standard, while railway noise is 26 dB Lden, below the standard. The foundation risk indication is medium, given the clay soil and the fact that 50% of properties in this postcode area were built before 1970. Pluvial flooding at heavy rain is medium, the current flood risk is elevated, and heat stress is currently low.
Source
At the time of writing the home is offered via multiple channels, including ATENZIJLSTRA Makelaars and their listings on Funda and Huispedia.
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Frequently asked questions
About Pottenbakker 21, 'S-Hertogenbosch
What is the asking price of this detached house?
The asking price is €1,100,000. This is in line with the market, according to the precomputed comparison with the neighbourhood average asking price of €759,500. The price per square metre is €4,000 based on the agent's listed living area of 275 m². It is the most expensive of the 5 homes currently for sale in this neighbourhood.
How many bedrooms and bathrooms does this home have?
According to the agent, the home has 9 rooms in total, including 8 bedrooms and 2 bathrooms, spread over 2 floors. The living area is listed as 275 m² by the agent, while the BAG registration records 292 m². The property also has a garden around the house and an attached brick garage.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs compared to the most efficient homes. The agent states the home has roof insulation, double glazing, wall insulation and floor insulation. Heating is provided by a central heating boiler, an open fireplace and partial underfloor heating.
What is the WOZ value of this property?
The WOZ value is the municipal valuation used for tax purposes, and it is not available here. Without this figure, no comparison with the asking price can be made.
What are the noise levels around this address?
The address risk data indicates road traffic noise of 54 dB Lden, which is above the noise standard, based on the 2022 reference year. Railway noise is 26 dB Lden, which is below the standard, based on 2023 data. These are area-level indications from public data, not measurements at this specific home.
What is the foundation risk for this property?
The foundation risk indication is medium. This is based on the home being built in 1967 on clay soil, which may mean wooden piles or a shallow foundation. Additionally, 50% of properties in this postcode area were built before 1970, which is a KCAF attention area. This is an area-level indication, not an inspection of this specific home.
What supermarkets are nearby?
The PLUS supermarket is just around the corner at about 291 metres. Aldi and Albert Heijn are both about 1.2 km away, a ten-minute walk. A Jumbo is at about 1.3 km. In total, there are 31 supermarkets within 5 km of this address.
What schools are close to this home?
ATO-kindcentrum De Hoven, a primary school, is about 1.8 km away, as is Rodenborch-College for secondary education. Kindcentrum 't Ven is at about 2.2 km. There are 21 schools within 5 km of this address, covering both primary and secondary education.
How do residents rate this area?
Residents of the district give an average score of 8.25 based on five reviews. One resident describes it as "beautiful, safe" and close to the Maasdijk and floodplains, with sufficient facilities in the village. Another mentions a "village-like feeling within a city" and higher than average social control. These reviews describe the wider district, not specifically this neighbourhood.
What public transport options are available?
Bus line 6 stops at Empel, Klaverstraat, about 217 metres away, with additional stops at Empel, Haagstraat and Empel, De Brink. The nearest train station is 's-Hertogenbosch Oost, at about 3 km. The bus stop is on your doorstep, making it easy to get around without a car.
