Homes for sale in Empel, Den Bosch
Discover the current supply of homes for sale in Empel and find the neighbourhood that suits you through prices, resident reviews and neighbourhood data.
House prices in Empel: well above the Bossche average
Empel, with 78% owner-occupied homes, is a distinct home-owning neighbourhood. The average WOZ value is €485,000, well above the municipal average of Den Bosch, which stands at €398,000. This difference is also reflected in sale prices: over the past twelve months, 25 homes were sold with an average sale price of €660,360. The range runs from €450,000 to €1,150,000, indicating that Empel includes both spacious family homes and detached villas along the Maas. These are almost exclusively ground-based homes; buying apartments in Empel is hardly an option. Check the current listings and asking prices at the top of this page.
The average sold living area of 180m² says a lot about the character of the housing stock. These are not small terraced houses but wide, often semi-detached and detached houses with gardens, on spacious plots close to the Maasdijk. Anyone looking for a home to buy in a green, village-like environment within cycling distance of the city pays a hefty price in Empel. Renting is a small minority: only 22% of homes are rental properties, of which 18% are through a housing association.
A village that happens to fall within the city limits
Living in Empel feels different from living in other neighbourhoods of Den Bosch. Resident T.F. describes it aptly: "the neighbourhood feels like a village within the city." The social control he mentions is not a negative point; it is exactly what many families are looking for here. Neighbours know each other, they look out for one another, and the community regularly organises events. Renate Naus gives the neighbourhood a 9.2 and points to the sports clubs, the cosiness, and the proximity of the Maasdijk and the floodplains. On the Empel neighbourhood page you can read all resident reviews and see the full neighbourhood scores. The average rating on Buurtje.nl is 8.2 out of 10, with notably high scores for safety (8.4), green spaces (8.4) and education (8.4).
In terms of amenities, Empel is reasonably self-sufficient for a village of this size. There are primary schools, a GP practice, and a limited range of shops for daily groceries. For a larger supermarket or more extensive shopping, you quickly drive to neighbouring neighbourhoods or the city centre. The sports clubs are a strong point: football, tennis, badminton and billiards are all organised locally. The Maasdijk and the floodplains form the green heart of the neighbourhood and offer space for walking, cycling and recreation. Within the neighbourhood, sub-neighbourhoods can also be distinguished: De Koornwaard and Maasakker each have their own character, as do Kom Empel and Empel Oost.
Accessibility is good for a village-like neighbourhood. Renate Naus cycles to the centre of Den Bosch within 20 minutes, which is the daily reality for many residents. By car, Den Bosch Central station can be reached in a quarter of an hour, and the connection to the A2 and A59 makes commuting to Eindhoven or Utrecht relatively easy. There are bus services towards the centre, although the car or bicycle is the primary mode of transport for most residents. The municipality of Den Bosch is actively investing in accessibility and sustainability; more information can be found on the website of the municipality of Den Bosch.
For whom is buying in Empel the right choice?
Empel mainly attracts families and movers who are looking for peace, space and a close-knit community without completely letting go of the city. With an average sale price of over €660,000, this is not a starter neighbourhood. Also take into account additional costs: transfer tax (2% for non-starters), notary fees and possible estate agent fees. Supply is limited and homes sell quickly, so overbidding is realistic. Those who want to be more flexible in budget or are still orienting themselves can also look at rental properties in Empel as an intermediate step.
Looking for a home to buy in Empel or the surrounding area?
Buurtje.nl combines the current housing supply with resident reviews and neighbourhood statistics, so you choose not just a house but also a neighbourhood. Compare Empel with other neighbourhoods in the city, such as the Binnenstad, Rosmalen-Zuid or Graafsepoort. For a broader overview of homes for sale in Den Bosch and more neighbourhood information about the municipality of Den Bosch, you can also visit these pages.
Frequently asked questions
What is the average cost of buying a house in Empel?
Over the past twelve months, the average selling price in Empel was €660,360, with a range of €450,000 to €1,150,000. It almost exclusively concerns spacious ground-based homes with an average area of 180 m². The average WOZ value in the neighbourhood is €485,000, which is well above the Den Bosch average of €398,000.
What types of homes can you buy in Empel?
In Empel, the supply mainly consists of semi-detached houses and detached homes. Buying apartments in Empel is hardly possible; the neighbourhood has a village character with spacious plots and ground-based homes. This makes Empel popular with families and home-movers looking for more space.
What are the additional costs when buying a home in Empel?
In addition to the purchase price, as a buyer you pay transfer tax (2% for non-starters, 0% for starters under certain conditions), notary costs for the transfer and mortgage deed, and possibly estate agent fees. For a home of €660,000, the transfer tax quickly amounts to over €13,000. Also budget for a structural survey, which is strongly recommended for homes in this price range.
How accessible is Empel for commuters?
Empel is within cycling distance of Den Bosch city centre, about 20 minutes by bike. By car, Den Bosch Central Station can be reached in a quarter of an hour, with direct train connections to Utrecht, Eindhoven and Amsterdam. Via the A2 and A59 you are quickly on the motorway. There are also bus services to the centre, but most residents take the bike or car.
Is Empel suitable for families with children?
Yes, Empel scores highly as a family neighbourhood. The neighbourhood has a relatively large number of households with children and has a village atmosphere with strong social cohesion. There are primary schools in the neighbourhood, various sports clubs for football, tennis and badminton, and the floodplains along the Maas offer plenty of space for children to play outside. Residents rate both education and safety at 8.4.
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. 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 AILiving in Empel with my family for a few years now. The neighbourhood feels like a village within the city. Because of this, I have the impression that social control is higher than average and the village is fairly self-sufficient. However, urban facilities are within a short distance.
Auto-translated to English by AIMy neighbourhood looks well-maintained. There is a good atmosphere and it is a very pleasant environment.
Auto-translated to English by AII'm happy with where I live. Nice neighbours, and people look out for each other. Just across the dyke and I feel like I'm in the middle of nature! I love that. Also quickly on my e-bike to the city centre. The municipality keeps everything well-maintained in terms of nature, and there are good initiatives for those who are less well-off. It's also nice that there's a neighbourhood watch that keeps an eye on things. The supermarket is a bit lacking, in terms of range and such. I also regret that there's no nice little place to have lunch or a good cup of coffee, and I miss a shop like Etos, Kruidvat or HEMA.
Auto-translated to English by AI
