Week 45 · 1/5 · shop unit · #0021
Albert Cuypstraat 254-D
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 1906 m away.
The verdict
Worth €425k?
A let shop on the Albert Cuyp market in De Pijp; the brochure names no tenant and gives no lease end. At €425k it returns 4.0% a year over ten years, before any loan; this location needs 6.75%. It works at about €342k, 20% under asking.
The appeal
A shop on the Albert Cuyp market
A shop on Amsterdam's best-known street market, let at the street's rent, with the ground rent paid until 2056.
| Figure | Value | Against |
|---|---|---|
| Works at | €342k | ✕20% below asking |
| NIY at asking | 4.1% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 4.0% | ✕needs 6.75% |
| With a 55% loan | 1.7% | ✕worse than no loan |
| Confidence | Medium | ● Rent, owners' association costs and the ground lease from the brochure; the rent checked against asking rents on the same street. The tenant could not be named and the lease end is assumed, but the tier holds for any lease end from 2027 to 2034. Floor areas 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 brochure gives no tenant, start or end
- 2ForThe rent matches the street€280 per m²✓
a year on the lettable floor; on the same street 216 H asks €270, 276 H €233 and the smaller 237-H €367
- 3AgainstThe association takes 16%€4,060✕
a year to the owners' association in 2026, 16% of the rent, about €46 per m²
The flip
Rent from 2030, a year, in today's moneyUp: it becomes Uncommon (works within 15% of asking) if the rent from 2030 reaches €26,100 a year, 5% above today's €24,761; Rare (works within 5% of asking) would need €28,800. Owners' association costs of €2,900 a year or less would also make it Uncommon. Rents are in today's money.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Fully let to one tenant, in use as a shop
The brochure does not name the tenant or give the lease start, term or notice, and no business listing for 254-D turned up. The public registers list the unit as a shop.
Ask for the lease and any bank guarantee. They sit in the data room, which opens once the seller approves a buyer.
Rent €24,760.80 a year excluding service charges and VAT, indexed each 1 July
€280 per m² a year on 88.51 m². Asking rents on the same street: 216 H, 91 m², at €2,050 a month (€270 per m²); 276 H, 126 m², at €2,445 (€233); the smaller 237-H, 49 m², at €1,500 (€367). Two larger units a few doors on, 266 and 268-270, are also offered to let.
Asking rents, not deals; two of the listings show no date.
Lease terms in the data room
The brochure gives no lease end. Anvest assumes 31 December 2029, then even odds the tenant stays at today's rent level, else 12 empty months. The tier stays Common for any lease end from mid 2027 to 2034.
The real lease end moves the price a little, not the tier.
88.51 m² lettable, 94.35 m² gross, measured to NEN 2580
Used as given. Floor areas in public registers are unreliable, so Anvest works with the brochure.
Built 1900
The public registers give 1900 too: one building with four addresses, three flats above this shop.
Owners' association; service costs of €338.30 a month in 2026
€4,060 a year, 16% of the rent, in the model as a yearly cost growing 2% a year, on top of 5% of the rent for other owner's costs. A flat in the same building was sold with the note that the association is healthy and has a multi-year maintenance plan.
Ask for the budget, the reserves, the maintenance plan and how much of the cost the tenant pays back as service charges.
Continuing ground lease, bought off up to and including 30 April 2056, general terms of 2000
No ground rent during a ten-year hold from February 2027, and about 19 years of the buy-off left at the end of it. The sale listing of a flat in the same building says its lease is secured on perpetual terms from May 2056.
Ask whether the shop's right also moved to perpetual terms, and at what ground rent after 2056.
A central, lively spot directly on the Albert Cuyp market
On the market street itself, in De Pijp's district centre of 945 shops and food outlets: 65 within 100 m, 44% of the 149 at Oudezijds Achterburgwal, the city's busiest spot, 1.9 km north.
A strong district street, a step below the city's busiest shopping streets.
Energy label F; zoning Gemengd-2 (De Pijp 2018): businesses, retail, crafts
Not checked: the energy label register and the zoning map are outside the data this page can reach. Shop listings on the same street give the same plan and designation.
Sold as is, private sale, 10% deposit at signing
No warranties on a building from 1900; the buyer may investigate first. Anvest budgets €4,700 of catch-up works inside the unit in the second year.
Get a building survey before signing.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Sarphatiparkbuurt | €41.1k | ●6% below Amsterdam (€43.8k) |
| Average home value | €512k | ●about level with Amsterdam (€518k) |
| Homes within 500 m | 9,305 | ✓and 499 within 100 m |
| Shops and food outlets within 500 m | 511 | ✓364 shops and 147 food outlets |
| People in Amsterdam, 2016 to 2026 | +13% | ✓941,927 now; about a million expected by the end of 2035 |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| Ground-floor shop, let (tenant and lease end not in the brochure; end assumed) | 88.51 | €24.8k | 31 Dec 2029 |
- Retail segment
- Shop, trade not named
- Lease
- ends 31 Dec 2029, 3.2 years left, assumed
- Rent against market
- rack rented
- Build year
- 1900
- Energy label
- F (brochure, not verified)
- Zoning
- Gemengd-2, bestemmingsplan De Pijp 2018: businesses, retail, crafts (brochure, not verified)
- Cadastre
- Amsterdam R 7638 A1, an apartment right in a building with three flats and this shop; continuing ground lease bought off to 30 April 2056 (brochure)
Analysed 31 Oct 2026 · model anvest-model v0.3
Offered by KRK Bedrijfsmakelaars Amsterdam · krk.nl · listing
Anvest has no ties to the seller or the agent.
