Week 44 · 3/5 · shop unit · #0018
Nieuwe Vijzelstraat 2
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 1674 m away.
The verdict
Worth €750k?
A ground-floor shop at the edge of Amsterdam's centre, let to an erotic boutique that has traded here since at least 2008, on a ground lease bought off only until April 2036. At €750k it returns 7.0% a year over ten years, before any loan and before any ground rent after April 2036; this location needs 7.25%. It works at about €734k, 2% under asking.
The appeal
One boutique since at least 2008
A specialist shop that has traded here for at least 18 years, in a neighbourhood where incomes run a third above the Amsterdam average, a few minutes from the Vijzelgracht metro.
| Figure | Value | Against |
|---|---|---|
| Works at | €734k | ✓2% below asking |
| NIY at asking | 5.6% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 7.0% | ✕needs 7.2% |
| With a 55% loan | 7.8% | ✓debt helps |
| Confidence | Low | ● Rent, index month and owners' association costs from the brochure. The brochure does not name the tenant; city guides list an erotic boutique at this address since at least 2008. The lease end is assumed, and the ground rent after April 2036 is not in the numbers: the city sets it from the land value at that time. Floor areas used as given. |
What matters most
- 1AgainstGround rent paid only to 20369.25 years✕
of ground rent bought off at purchase, against a ten-year hold; the ground rent after April 2036 is not in these numbers
- 2ForRent in the area's range€307 per m²✓
a year; on offer nearby, Vijzelgracht 41 H asks €391 for 86 m² and Albert Cuypstraat 276 H €233 for 126 m²
- 3MixedA long-standing tenant, terms unknown18 years!
or more at this address, but the brochure gives no lease end; Anvest assumes 31 December 2029
The flip
Rent from 2030, a year, in today's moneyUp: it becomes Secret Rare (works 5% or more above asking) if the rent from 2030 reaches €54,700 a year, 8% above today's. Down: at €49,100 or less it becomes Uncommon, and at €43,600 or less Common; owners' association costs from €3,400 a year also make it Uncommon. Any ground rent after April 2036 comes on top and is not in these numbers. Rents are in today's money.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Fully let to one tenant and in use as a business space
The brochure does not name the tenant. Mail & Female, an erotic boutique for women founded in 1988, is listed at Nieuwe Vijzelstraat 2 in city guides, the oldest a review from December 2008.
Ask for the lease: the tenant, start date, term, notice and any bank guarantee. It sits in the data room, which opens once the seller approves a buyer.
Rent €50,725.20 a year excluding service charges and VAT, indexed each 1 February
€307 per m² a year on 165 m². Shops on offer nearby: Vijzelgracht 41 H, 86 m², at €2,800 a month (€391 per m²); Albert Cuypstraat 276 H in De Pijp, 126 m², at €2,445 a month (€233). At 12% of its sales, the top of the usual band for specialist shops, the tenant needs about €423k of sales a year to carry the rent.
Asking rents, not deals; smaller units ask more per m².
Lease terms in the data room
The brochure gives no lease end, notice or renewal terms. Anvest assumes the lease ends on 31 December 2029, then even odds the tenant stays at today's rent level, else 12 empty months.
The real lease end can move the price either way.
Continuing ground lease, bought off up to and including 30 April 2036, general terms of 2000
That covers 9.25 years of a ten-year hold from February 2027. From May 2036 the city sets a new ground rent from the land value at that time, valued property by property for shops. Today's rate for this type of lease is 3.58% of the land value a year.
Ask the seller or the city what the ground rent from May 2036 would be, and the price to buy it off again.
Built 1905
Public registers give 1985 for the building, which holds 29 units, offices and homes.
Anvest budgets €50 per m² of catch-up works inside the unit in year two.
In De Pijp, at the edge of the centre, near the Vijzelgracht, the Weteringschans and the Museum Quarter
The address is in the Den Texbuurt, in the city centre district, across the Singelgracht from De Pijp. 17 shops and food outlets within 100 m: 11% of the 149 at Oudezijds Achterburgwal, the busiest spot, 1.7 km away. The nearest busy stretch is 421 m off.
Central and well connected, but a quiet spot for shopping.
Owners' association service costs €171.83 a month (2027 draft budget)
€2,062 a year, 4% of the rent: in the model as a yearly cost rising 2% a year, on top of 5% of the rent for tax and management.
Ask for the budget, the reserves and the maintenance plan.
Zoning Gemengd-1: homes, offices with a counter, galleries and shops
Not checked: the zoning map is outside the data this page can reach. Public registers list the unit as office space, not as a shop.
Ask whether the registered use matters for the tenant or the bank.
Energy label C
Not checked: the energy label register is outside the data this page can reach.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Den Texbuurt | €58.3k | ✓33% above Amsterdam (€43.8k) |
| Average home value | €857k | ✓65% above Amsterdam (€518k) |
| Homes within 500 m | 6,941 | ✓and 193 within 100 m |
| Shops and food outlets within 500 m | 437 | ✓310 shops and 127 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 to one tenant (Mail & Female, erotic boutique) | 165 | €50.7k | 31 Dec 2029 |
- Retail segment
- Lingerie and erotica
- Lease
- ends 31 Dec 2029, 3.2 years left, assumed
- Rent against market
- rack rented
- Build year
- 1985
- Energy label
- C (brochure, not verified)
- Zoning
- Gemengd-1, bestemmingsplan Zuidelijke binnenstad of 9 January 2013 (brochure, not verified)
- Cadastre
- Apartment right Amsterdam I 11667 A1 (brochure, not verified); continuing ground lease, bought off up to and including 30 April 2036, general terms of 2000
Analysed 24 Oct 2026 · model anvest-model v0.3
Offered by KRK Bedrijfsmakelaars Amsterdam · listing
Anvest has no ties to the seller or the agent.
