Week 40 · 1/5 · shop with flat · #0001
Van Nesstraat 13
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 964 m away.
The verdict
Bid low.
A burger bar on a neighbourhood food strip, with a flat above. At €435k it returns 5.1% a year over ten years, before any loan; this mix of shop and flat needs 7.1%. It works at about €373k: Uncommon, but only just.
| Figure | Value | Against |
|---|---|---|
| Works at | €373k | !14% below asking |
| NIY at asking | 5.1% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 5.1% | ✕needs 7.1% |
| With a 55% loan | 4.0% | ✕worse than no loan |
| Confidence | Medium | ● Rents and dates from the brochure, lease not seen; market rent estimated from national turnover figures. Floor areas used as given in the brochure. |
What matters most
- 1AgainstNot the centre20 vs 88✕
shops and food outlets within 100 m, against the busiest shopping spot in Alphen
- 2ForThe rent looks affordable€149k✓
in yearly sales keeps the rent under 11% of turnover; a typical fast-food firm turns over about €315k
- 3MixedThe flat carries the price55%!
of the value, from 43% of the rent
The flip
Rent at the next letting, against todayUp: it becomes Rare (works within 5% of asking) if the ground floor re-lets at least 12% above today's rent level and both garage boxes get let; without the garages the next letting has to come in 28% higher. Down: a next letting 3% below today's rent level already makes it Common. Rent levels are in today's money; the model grows market rent 1.5% a year to the letting date in 2030.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Shop about 84 m²
Used as given. Floor areas in public registers are unreliable, so Anvest works with the brochure.
Flat about 90 m² including a 6 m² balcony
Used as given.
Built in 1960
Building from 1960.
Budgeted €50 per m² of catch-up works.
In the centre of Alphen aan den Rijn
20 shops and food outlets within 100 m, against 88 at the busiest shopping spot, 964 m away. It is in the Zeeheldenbuurt, a residential area.
It is a neighbourhood food strip, and priced here as one.
Tenant since 2020
HighSide Burgers opened in September 2023, an independent restaurant.
Ask whether HighSide took over an earlier tenant's lease in 2023, and for the lease itself.
Shop rent €16,373 a year
The burger bar needs only €149k a year in sales to keep the rent under 11% of turnover; a typical fast-food firm turns over about €315k.
Based on national averages, not this tenant's accounts.
Lease to 7 August 2030, then 5-year renewals
The lease itself was not in the brochure.
Ask for the lease.
Flat let indefinitely at €12,540 a year
Not compared with local rents: no free rent data for this area. The lease started in 2020, probably above that year's free-sector limit of €737.14 a month, which would make it a free-sector contract with capped yearly rises.
Ask for the contract and the energy label. A new tenant could fall under the points system.
Zoning Mixed, food and drink up to category 1 allowed
Not checked yet: the zoning map is outside the data this page can reach.
Check the omgevingsplan before bidding.
Parcel A 8521, 231 m²
Cadastral map: A 8521, 231 m², marked provisional (not yet surveyed).
Parking on own land
Aerial photo: a paved strip on the parcel's east side next to the building.
Two garage boxes of about 20 m², empty
Cadastral map: the garage block sits on two parcels, both created in one split in June 2020: A 8521 (231 m², in the brochure) and A 8520 (47 m², a strip at the back, not in the brochure). The line between them is provisional (not surveyed yet) and roughly halves the block, which would put one box on each parcel.
Ask whether A 8520 is part of the sale. The garage upside of about €2,200 a year assumes both boxes.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Zeeheldenbuurt | €35.7k | ✕15% below Alphen as a whole (€41.8k) |
| Average home value | €319k | ✕20% below Alphen (€397k) |
| Homes within 500 m | 3,014 | ✓customers within a five-minute walk |
| Shops and food outlets within 500 m | 94 | ●71 shops and 23 food outlets |
| People in Alphen, 2016 to 2026 | +8.6% | ✓117,284 now; 131,500 forecast for 2036 |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| Ground floor, HighSide Burgers | 84 | €16.4k | 7 Aug 2030 |
| Flat 13A, first and second floor | 90 | €12.5k | open |
| Two garage boxes, empty | 40 | empty | open |
- Retail segment
- Food and drink
- Lease
- ends 7 Aug 2030, 3.8 years left
- Rent against market
- rack rented
- Build year
- 1960
- Zoning
- Gemengd, horeca up to category 1 (brochure, not verified)
- Cadastre
- Alphen aan den Rijn A 8521, 231 m² (provisional)
Analysed 29 Sep 2026 · model anvest-model v0.1
Offered by Basis Bedrijfshuisvesting Alphen · basis.nl
Anvest has no ties to the seller or the agent.
