Zandkampke 9
Kom Engelen, Den Bosch
AreaA spacious detached home in Kom Engelen
Tucked away in the village of Engelen, this detached house on Zandkampke 9 sits in a quiet corner of Den Bosch. The area feels a world away from the city bustle, yet the centre is within easy reach. With a living area of 239 m² and a plot of 473 m², this is a home with real presence. The asking price of €1,100,000 sits 37% above the average asking price in the neighbourhood, which comes in at €804,614, so it is on the high side compared to other homes currently on the market. For context, [detached houses in Den Bosch]( /koopwoningen/s-hertogenbosch/vrijstaande-woningen/) give you a sense of what is available across the municipality.
The home itself
The house was built in 1984 and carries an energy label A, which is an efficient label. The living area of 239 m² comes from the BAG registration, and the price per square metre works out at €4,603 based on that figure. The plot of 473 m² is also from the BAG registration. Without more information from the agent, the description of the interior remains limited to these facts.
Life in Kom Engelen
Kom Engelen is a village with a strong sense of community, where a lot is organised and sports clubs offer 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 describes it as "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." Another notes a "Nice mix of people, with a few exceptions who don't want to and can't adapt." A third review is less positive, mentioning "Islamic neighbourhood, few Dutch people" and referring to groups forming. The neighbourhood itself has around 2,765 inhabitants, and 86% of the homes are owner-occupied. This is [the Kom Engelen neighbourhood]( /buurt/kom-engelen-s-hertogenbosch/) as it stands today.
Amenities and transport
The daily routine is well covered here. A PLUS supermarket is just around the corner, and a second PLUS is a couple of streets away, with Lidl, Aldi and Jumbo all within a short drive. Basisschool De Pollenhof is a ten-minute walk, and there are several other primary schools nearby. The nearest GP and pharmacy are in Hedel, a couple of streets away, while the Jeroen Bosch Ziekenhuis is a ten-minute drive. Bus stops on the Kraanvogelllaan and Regenwulp are on your doorstep, served by lines 5 and 250, and the train station in 's-Hertogenbosch is about 4 km away. All of this sits within [the municipality of Den Bosch]( /gemeente/s-hertogenbosch/). The address does come with some area-level indications from public data. The noise from road traffic is measured at 45 dB Lden, which stays below the noise standard, and railway noise is 37 dB Lden, also below the standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. For climate, pluvial flooding at heavy rain is low, while the flood risk is currently medium and remains medium in 2050. Heat stress is low now but is expected to become medium by 2050. These are indications at area level, not an inspection of this specific home.
Source
At the time of writing the home is offered only via Romeynders Makelaardij BV.
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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 Zandkampke 9, 'S-Hertogenbosch
How does the asking price compare to other homes in Kom Engelen?
The asking price of €1,100,000 is 37% above the average asking price in the neighbourhood, which is €804,614. The average price per square metre in the area is €4,765, while this home works out at €4,603 per m² based on the BAG living area. The median asking price in Kom Engelen is €697,000, so this property sits well above that. Whether it represents good value depends on what the home offers in terms of layout and condition, which the agent has not detailed.
What is known about the layout of this house?
The agent does not provide any details on the layout of this home. The living area is 239 m² according to the BAG registration, and the plot is 473 m². Without further information from the agent, it is not possible to say how the space is divided or which rooms are on which floor.
Is there a WOZ value available for this property?
The WOZ is the municipal valuation used for tax purposes, and it is not included in the information provided for this home. As a result, there is no reference date or valuation to compare with the asking price. The absence of this figure means the listing does not offer a municipal benchmark for the property's value.
What are the risk indications for this address?
The address comes with area-level indications from public data. The foundation risk is low, though the soil is clay, which is sensitive to settling. For climate, pluvial flooding at heavy rain is low, while the flood risk is currently medium and remains medium in 2050. Heat stress is low now but is expected to become medium by 2050. Noise from road traffic is 45 dB Lden and railway noise is 37 dB Lden, both below the noise standard. These are indications at area level, not an inspection of this specific home.
What amenities are within easy reach?
A PLUS supermarket is just around the corner, and a second PLUS is a couple of streets away, with Lidl, Aldi and Jumbo within a short drive. Basisschool De Pollenhof is a ten-minute walk, and several other primary schools are nearby. The nearest GP and pharmacy are in Hedel, a couple of streets away, while the Jeroen Bosch Ziekenhuis is about 4 km away. Bus stops on the Kraanvogellaan and Regenwulp are on your doorstep, served by lines 5 and 250.
What is the neighbourhood of Kom Engelen like?
Kom Engelen is a village with a strong sense of community, where a lot is organised and sports clubs offer 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 describes it as "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 notes a "Nice mix of people." A third review is less positive, mentioning "Islamic neighbourhood, few Dutch people." The neighbourhood has around 2,765 inhabitants, and 86% of the homes are owner-occupied.
How far is the train station from this home?
The nearest train station is 's-Hertogenbosch, which is about 4 km from the property. The nearest bus stops are on the Kraanvogellaan and Regenwulp, both on your doorstep, served by lines 5 and 250. The bus network connects the village to the wider area, though the listing does not specify destinations or travel times. The station in 's-Hertogenbosch offers connections to the national rail network.
Why are there no property details in this listing?
The listing does not include any details on the layout, rooms, bedrooms, bathrooms, garden, or installations. The only facts available are the year of construction, the energy label, and the floor areas from the BAG registration. As a result, the description of the home itself remains limited to these figures.
