Week 45 · 2/5 · shop unit · #0022
Zoetelaarpassage 9
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 218 m away.
The verdict
Worth €275k?
A let shop unit in the Zoetelaarpassage, in Almere's centre; the listing names no tenant and gives no lease end. At €275k it returns 8.1% a year over ten years, before any loan; this location needs 7.25%. It works at about €292k, 6% above asking.
The appeal
A let shop in a fast-growing city
A small, fully let shop in the centre of Almere, a city that grew 17% in ten years and keeps building.
| Figure | Value | Against |
|---|---|---|
| Works at | €292k | ✓6% above asking |
| NIY at asking | 7.6% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 8.1% | ✓meets the 7.25% needed |
| With a 55% loan | 9.7% | ✓debt helps |
| Confidence | Low | ● Only the asking price, the rent of €26,602, the floor area and one tenant come from the listing; the full sales brochure is on request. Tenant, lease end and owners' association costs are unknown and assumed. Floor area used as given. |
Watch: we email you if the asking price drops or the verdict changes.
What matters most
- 1MixedNo tenant name, no lease end2.9 years!
of lease left at purchase on Anvest's assumption of 31 December 2029: the listing gives no tenant, start or end
- 2AgainstRent sits above the street€317 per m²✕
a year on 84 m², against €247 asked for Zadelmakerstraat 16 and €221 paid at Zadelmakerstraat 1, in the same block
- 3MixedThe tenant needs solid sales€242k!
in yearly sales keeps the rent under 11%, the top of the usual band for most shop trades
The flip
Rent from 2030, a year, in today's moneyUp: at today's rent it is already Secret Rare (works above asking). Down: if the rent from 2030 falls below €26,300 a year it becomes Rare (works within 5% of asking), below €23,600 Uncommon, and below €21,000, about the €247 per m² the same block asks, Common. Owners' association costs from €2,100 a year would also make it Rare; the listing gives none. Rents are in today's money.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Central location in Almere Stad, part of the centre's shopping area
The address is in Almere Centrum (Centrum Stad Zuidwest): 46 shops and food outlets within 100 m; the busiest spot, around the Belfort, has 89, about 220 m away.
About 84 m² gross, on the ground floor and a mezzanine
Used as given. Floor areas in public registers are unreliable, so Anvest works with the listing.
Built 1981 to 1990
Building from 1982, a large block of about 150 units with shops, homes and offices.
Over 25 years old: Anvest budgets €50 per m² of catch-up works.
Fully let to one tenant, €26,602 a year
No tenant name, lease start, end or indexation in the listing, and web searches found no business at this number.
Ask for the lease, the tenant's name and the full sales brochure. Anvest assumes the lease ends 31 December 2029.
Rent of €26,602 a year on 84 m²
About €317 per m² a year. In the same block Zadelmakerstraat 16 was on offer at €247 per m² and Zadelmakerstraat 1 is let at €221 per m² on a new 2026 lease.
A new letting may bring less.
Owners' association (VvE)
The listing mentions a VvE but gives no contribution. Anvest uses a placeholder of €22 per m², €1,848 a year.
Ask for the association's budget and reserves.
Population growth and new homes support the shops
Almere grew 17% in ten years to 232,619 people, against 6.8% for the country.
Energy label not available
Not checked: the energy label register is outside the data this page can reach.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Centrum Stad Zuidwest | €37.7k | ●8% below Almere (€41k) |
| Average home value | €353k | ●11% below Almere (€397k) |
| Homes within 500 m | 2,927 | ✓7,330 within 1 km |
| Shops and food outlets within 500 m | 422 | ✓373 shops and 49 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 |
|---|---|---|---|
| Shop on the ground floor and a mezzanine, let (tenant and lease end not in the listing; end assumed) | 84 | €26.6k | 31 Dec 2029 |
- Retail segment
- Shop, trade not named
- Lease
- ends 31 Dec 2029, 3.2 years left, assumed
- Rent against market
- overrented, 28% above market rent
- Build year
- 1982
- Cadastre
- Unit in a split building of about 150 units (apartment right; details on request from the agent)
Analysed 31 Oct 2026 · model anvest-model v0.3
Offered by Castanea Bedrijfsmakelaars · castanea.nl · listing
Anvest has no ties to the seller or the agent.
