Week 40 · 5/5 · shop unit · #0005
Zadelmakerstraat 1
The location
Shops and food outlets within 100 m, against the busiest spot in town. Under 25%, distance decides: within 250 m of the busiest spot is B2, further out is C. This one is 250 m away.
The verdict
Bid low.
A corner unit in Almere Centrum, on a new ten-year lease to a hair and beauty salon that opened in August 2026. At €395k it returns 6.2% a year over ten years, before any loan; this location needs 7.25%. It works at about €368k: close, but not quite fair.
| Figure | Value | Against |
|---|---|---|
| Works at | €368k | !7% below asking |
| NIY at asking | 6.0% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 6.2% | ✕needs 7.2% |
| With a 55% loan | 6.4% | ✓debt helps |
| Confidence | Medium | ● Rent and lease dates from the brochure, tenant confirmed; owners' association costs are assumed because the brochure gives none. Floor areas used as given. |
What matters most
- 1MixedTen years of rent from a new salon9.25 years!
of lease left at purchase, from a salon new in 2026
- 2ForThe rent matches the street€221 per m²✓
a year on gross area, against €247 asked for Zadelmakerstraat 16
- 3MixedThe salon needs strong sales€301k!
in yearly sales keeps the rent under 11%; a typical hair and beauty firm turns over about €47k
The flip
Owners' association costs a yearUp: it becomes Rare (works within 5% of asking) if the owners' association costs no more than €2,790 a year; Anvest uses a placeholder of €3,300, and the brochure gives none. Down: from €5,560 a year it becomes Common. Ask for the association's budget before bidding.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Corner unit in shopping centre Marehof, in the centre of Almere
The address is in Almere Centrum (Centrum Stad Zuidwest), on the south-west edge of the shopping area: 46 shops and food outlets within 100 m; the busiest spot, around the Belfort, has 89, 250 m away.
The name Marehof does not appear as a street or place name in the public registers.
150 m² gross, 140 m² lettable (NEN 2580)
Used as given. Floor areas in public registers are unreliable, so Anvest works with the brochure.
Plot 150 m²
A unit in a larger building has no plot of its own: the address is part of a 1982 block with 284 homes and 34 shop units, on parcel Almere K 5787 (12,621 m²). The 150 m² is the floor area.
Ask for the split deed and the owners' association's budget and reserves; the brochure gives no association costs. Anvest assumes €3,300 a year.
Built 1991 to 2000
Building from 1982.
Older than stated; budgeted €50 per m² of catch-up works inside the unit.
Let to SoulSkin at €33,102 a year, 1 April 2026 to 31 March 2036
The SoulSkin, a luxury hair and beauty salon at Zadelmakerstraat 1, opened in August 2026 as one of the centre's newcomers.
The lease itself was not in the brochure; ask for it and for the bank guarantee.
Discounts of €250 and €125 a month in the first two lease years
In the model: €2,250 in total after a January 2027 purchase.
Rent in line with the market
A unit on the same street, Zadelmakerstraat 16 (99 m² gross), is on offer at €24,500 a year, about €247 per m², and has been for four months. This lease is €221 per m² of gross area.
Energy label B
Not checked: the energy label register is outside the data this page can reach.
Zoning 'Centrum': shops, services, offices, food and drink and more
Not checked yet: the zoning map is outside the data this page can reach.
Two covered parking spaces, from €10,500 per space per year
€10,500 a year for one space is implausible; it reads like a purchase price. The brochure also says a space can be bought separately, so the spaces are not in the asking price.
Ask whether any parking comes with the unit.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Centrum Stad Zuidwest | €37.7k | ●3% below Almere (€38.9k) |
| Average home value | €353k | ●11% below Almere (€397k) |
| Homes within 500 m | 2,713 | ✓and 284 homes in the block itself |
| Shops and food outlets within 500 m | 406 | ✓354 shops and 52 food outlets |
| People in Almere, 2016 to 2026 | +17% | ✓232,619 now; 262,900 forecast for 2036 |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| The SoulSkin, hair and beauty salon | 140 | €33.1k | 31 Mar 2036 |
- Retail segment
- Hair and beauty
- Lease
- ends 31 Mar 2036, 9.5 years left
- Rent against market
- rack rented
- Build year
- 1982
- Energy label
- B (brochure, not verified)
- Zoning
- Centrum (brochure, not verified)
- Cadastre
- Unit in a split building on parcel Almere K 5787 (12,621 m²)
Analysed 30 Sep 2026 · model anvest-model v0.3
Offered by Castanea Bedrijfsmakelaars · castanea.nl · listing
Anvest has no ties to the seller or the agent.
