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Empel, 's-Hertogenbosch

Empel scores 3.0 out of 5 on the Dutch government's livability index (Leefbaarometer). The average property valuation (WOZ) is €523.000, with 78% of homes owner-occupied. The area has 6,620 residents. Crime is categorised as 'low' relative to other Dutch neighbourhoods.

3.0

Livability

Average

€

Avg. WOZ value

€523.000

✓

Crime risk

Low risk

Based on 6 government sources · Last updated 7 July 2026

Housing Market

Avg. WOZ value

€523.000

CBS Kerncijfers 2025

+25% vs city · +31% vs NL

Owner-occupied

78%

+47% vs city · +37% vs NL

View WOZ history for a specific address→

Market Trends

Avg. sale price (2025)

€506.467

+5.9% vs. a year earlier

Premium over asking

+1.6%

average paid over (or below) the asking price

Sold above asking

57%

Median time on market

32 days

Market tension

2.7

months of supply at the current sales pace (lower = tighter)

Indicators 2026-Q1

Housing Stock

Construction period

1995-2005

Number of homes

2.490

Energy labels in the area

Based on 1,375 registered labels · Source: EP-Online

Gas-free

1%

District heating

0%

Solar installations

209

Livability

3.0/ 5
Safety
3.4
Amenities
2.7
Housing quality
3.2
Physical environment
2.9
Residents
3.3

Source: Leefbaarometer 2024

Safety

Low risk21.6 crimes per 1,000 residents↑ 2% vs last year

Theft

5.2 per 1,000

Violence

1.4 per 1,000

Vandalism

0.9 per 1,000

Source: CBS 2024

This is what we know about Empel.

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Demographics

Residents

6.620

Households

2.520

Age distribution

0–15: 19%15–25: 14%25–45: 22%45–65: 33%65+: 12%

Single-person

21%

Avg. household

2.6

Source: CBS

Living Environment

Air Quality

Source: RIVM 2022

Noise Levels

QuietAverage 43 dB

Flood Risk

Low risk

Ground & Heritage

Foundation risk

ModerateKwetsbaar gebied - 40-60 %

Soil

Known soil contamination nearby

Measured at neighbourhood level (centre) · Source: RCE, foundations atlas, Bodemloket

Schools

Nearby Schools

Oude School 7, 5688SX Oirschot

Secondary · 25.3km

—

Oude School 5, 5688SX Oirschot

Secondary · 25.4km

—

Oude School 3, 5688SX Oirschot

Secondary · 25.4km

—

Source: DUO 2026

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Vergelijkbare buurten in 's-Hertogenbosch

Buurten in een vergelijkbare prijs- en leefbaarheidsklasse

Engelen

3.0/5€527.000

Vinkel

3.0/5€503.000

De Groote Wielen

3.0/5€491.000

Nuland

3.0/5€472.000

Rosmalen-Zuid

3.7/5€575.000

Rosmalen-Noord

3.0/5€466.000

Binnenstad

3.0/5€435.000

Muntel / Vliert

3.0/5€415.000
Alle buurten in 's-Hertogenbosch →