A spacious family home in Kom Engelen
This terraced house on Karekiet 11 sits in Kom Engelen, a village neighbourhood within the municipality of Den Bosch. With the Maasdijk and the floodplains nearby, the area has a rural feel while the city centre is within easy reach. The asking price is €645,000. For comparison, terraced houses in Den Bosch are listed at an average of €4,921 per m².
The home itself
Built in 1991, this three-storey family home offers six rooms, including four bedrooms and one bathroom. The living area is 139 m² according to the BAG registration, while the agent lists it as 135 m². The plot measures 231 m². The home comes with a carport and a balcony. According to the agent, the property is fully insulated, with roof insulation, double glazing, HR glazing, draught sealing, wall insulation and floor insulation. Heating is provided by a central heating boiler, air conditioning and a gas fireplace. The property is freehold.
Kom Engelen
Kom Engelen is a village community where, according to residents of the municipality of Den Bosch, life is cosy and well organised. 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. Cosy village where a lot is organised." Another resident mentions a "nice mix of people". Based on 37 reviews across the municipality, residents give an average score of 8.0. The neighbourhood itself has around 2,700 inhabitants, with a mix of ages and household types. The Kom Engelen neighbourhood is home to a range of housing, with 87% owner-occupied properties.
Amenities and transport
Daily errands are well covered. The nearest supermarket, a PLUS, is just around the corner, and there are several other options within a short drive. For primary education, Basisschool De Pollenhof is a ten-minute walk away, and there are more schools within a couple of kilometres. The nearest GP is Gezondheidscentrum Maaspoort, Huisartsenpraktijk van Son, and the Service Apotheek Schanswiel is nearby. Bus stops on Kraanvogellaan and Schoolstraat, served by lines 5 and 250, are just around the corner. The train station in 's-Hertogenbosch is about 3.8 km away. The municipality of Den Bosch offers further amenities and connections.
WOZ and address data
The WOZ value of the home is €537,000, based on the reference date 1 January 2025. The asking price is 20% above this WOZ value. Between 2020 and 2025, the WOZ value rose by 47%, from €365,000 to €537,000. As for the address, the noise level from road traffic is 45 dB Lden and from rail traffic 36 dB Lden, both below the noise standard. The foundation risk indication is low, though the soil is clay, which is sensitive to settling. The climate risk indications are medium for pluvial flooding and flood risk, and low for heat stress, with medium heat stress projected for 2050. 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 Bighelaardij B.V. and several listing platforms.
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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 Karekiet 11, 'S-Hertogenbosch
What is the asking price for this home?
The asking price for this terraced house on Karekiet 11 is €645,000. The average asking price for homes in Kom Engelen is €770,700, and the average price per m² in the neighbourhood is €4,921. This home is listed at €4,778 per m² based on the agent's floor area.
What is the layout of this terraced house?
The home has six rooms, including four bedrooms and one bathroom, spread over three floors. The living area is 139 m² according to the BAG registration, while the agent lists it as 135 m². The plot measures 231 m². There is a carport and a balcony. The property is freehold.
What is the WOZ value and how has it developed?
The WOZ value is €537,000, based on the reference date 1 January 2025. The asking price is 20% above this WOZ value. Over the past five years, the WOZ value has risen by 47%, from €365,000 in 2020 to €537,000 in 2025. This reflects the municipal valuation, not the current market value.
What are the risk indications for this address?
The foundation risk indication is low, though the soil is clay, which is sensitive to settling. The climate risk indications are medium for pluvial flooding and flood risk, and low for heat stress, with medium heat stress projected for 2050. These are area-level indications based on public data, not an inspection of this specific home.
What amenities are nearby?
The nearest supermarket, a PLUS, is about 500 metres away. Basisschool De Pollenhof is around 2.8 km away. The nearest GP is Gezondheidscentrum Maaspoort, Huisartsenpraktijk van Son, and the Service Apotheek Schanswiel is nearby. The Jeroen Bosch Ziekenhuis is about 3.9 km away.
How is the public transport connection?
Bus stops on Kraanvogellaan and Schoolstraat, served by lines 5 and 250, are within a few hundred metres. The nearest train station is 's-Hertogenbosch, about 3.8 km away. This provides a direct connection to the city centre and beyond.
What is the neighbourhood like?
Kom Engelen is a village neighbourhood with around 2,700 inhabitants. Residents of the municipality of Den Bosch give an average score of 8.0, with one resident praising the "cosy village where a lot is organised" and the proximity to the Maasdijk and floodplains. The neighbourhood has a mix of housing, with 87% owner-occupied properties.
What is the energy label and what does it mean?
The home has energy label B. According to the agent, the property is fully insulated, with roof insulation, double glazing, HR glazing, draught sealing, wall insulation and floor insulation. Heating is provided by a central heating boiler, air conditioning and a gas fireplace. Label B is an efficient label, so energy costs are likely to be moderate.
