Week 43 · 5/5 · two shop units · #0015
Wijdesteeg 3-A
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 705 m away.
The verdict
Worth €750k?
Two small shops in an alley of Amsterdam's old centre, let to a barber and a copy shop on leases that end in 2029. At €750k it returns 5.4% a year over ten years, before any loan; this location needs 6.75%. It works at about €678k, 10% under asking.
The appeal
Two rents in Amsterdam's old core
Two rents, not one: a barber with hundreds of top reviews and a copy shop from a three-shop Amsterdam chain, in a 1919 monument in the old centre.
| Figure | Value | Against |
|---|---|---|
| Works at | €678k | !10% below asking |
| NIY at asking | 4.6% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 5.5% | ✕needs 6.8% |
| With a 55% loan | 5.1% | ✕worse than no loan |
| Confidence | Medium | ● Rents, lease dates and the owners' association figure from the brochure; both tenants confirmed trading at the address; the rent level checked against two asking rents nearby. Floor areas used as given. |
What matters most
- 1MixedBoth leases end in 20292.2 and 2.75 years!
left at purchase: the copy shop's term ends in March 2029, the barber's in October
- 2ForRents in line with the area€307 per m²✓
a year for both units, basement included; Singel 87 asks €354 with a cellar, Singel 447 A €564
- 3MixedThe barber needs strong sales€194k!
in yearly sales keeps its rent under 11%; a typical hair and beauty firm turns over about €47k
The flip
Barber's rent from November 2029, a year, in today's moneyUp: it becomes Rare (works within 5% of asking) if the barber's rent from November 2029 comes in at €23,600 a year or more, 11% above today's, or the copy shop's from April 2029 at €22,300 or more. Down: at €18,600 or less for the barber, €17,500 or less for the copy shop, or owners' association costs from €3,100 a year, it becomes Common. Rents are in today's money.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Two let shop units, about 135 m² in total: 3-A 34 m², 3-B 38 m² plus a 63 m² basement
Used as given. Floor areas in public registers are unreliable, so Anvest works with the brochure.
3-A let to a hair salon at €1,777.04 a month, 5+5 years from 1 November 2019, indexed each November
CZN Studios, a barbershop, trades at Wijdesteeg 3a, with more than 400 reviews online, the oldest over two years old. The second five-year term ends on 31 October 2029.
Ask for the lease and the bank guarantee; the seller asks buyers not to contact the tenants.
3-B let to a copy shop with office supplies at €1,674.90 a month, 5+5 years from 1 April 2019, indexed each April
CopyStop Centrum trades at Wijdesteeg 3b, one of three CopyStop shops in Amsterdam. The second five-year term ends on 31 March 2029.
Ask for the lease and the bank guarantee.
Rent €41,423 a year in total
€21,324 plus €20,099: €307 per m² a year, basement included. Shops on offer nearby: Singel 87, 99 m² with a cellar, at €35,000 a year (€354 per m²); Singel 447 A, 102 m², at €57,500 (€564 per m²). The barber alone pays €627 per m² on 34 m².
Small units let at higher rents per m²; the barber's is the one to watch at the 2029 lease end.
Built 1919, municipal monument
Public registers give 1919 as the build year, and the building is listed as a municipal monument.
Work on the outside needs a permit; ask the association what is planned.
Owners' association €836 a year for both units; professionally managed, no overdue maintenance
The brochure calls it the monthly contribution but gives a yearly figure. €836 a year is low for a professionally managed monument with 15 units.
Ask for the budget, the reserves and the long-term maintenance plan. Anvest uses €836 a year.
On its own ground, no ground lease
Not checked: freehold or not is in the paid register only.
Ask for the title; much of Amsterdam is on ground lease.
Energy label A for both units, valid to 3 August 2028
Not checked: the energy label register is outside the data this page can reach.
The label runs out in 2028, during the hold.
Zoning Gemengd-1: shops, services, offices, homes and more on the ground floor
Not checked: the zoning map is outside the data this page can reach.
An excellent location, linking Spuistraat with the Nieuwezijds Voorburgwal and the Kalverstraat
45 shops and food outlets within 100 m: 30% of the 149 at the busiest spot in the centre, Oudezijds Achterburgwal, 705 m away. A side street: the nearest busy cluster is 277 m away.
In the old centre, a step back from the main shopping streets.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Spuistraat-Zuid | €42.7k | ●3% below Amsterdam (€43.8k) |
| Average home value | €514k | ●about level with Amsterdam (€518k) |
| Homes within 500 m | 4,780 | ✓and 361 within 100 m |
| Shops and food outlets within 500 m | 1,058 | ✓759 shops and 299 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 |
|---|---|---|---|
| Wijdesteeg 3-A, CZN Studios, barber | 34 | €21.3k | 31 Oct 2029 |
| Wijdesteeg 3-B, CopyStop, copy shop (38 m² shop, 63 m² basement) | 101 | €20.1k | 31 Mar 2029 |
- Retail segment
- Services
- Lease
- ends 31 Mar 2029, 2.4 years left
- Rent against market
- rack rented
- Build year
- 1919
- Energy label
- A for both units, valid to 3 August 2028 (brochure, not verified)
- Zoning
- Gemengd-1, omgevingsplan Postcodegebied 1012 (brochure, not verified)
- Cadastre
- Apartment rights Amsterdam F 8021-A-6 (3-A) and F 8021-A-5 (3-B), together 137/1,429 of the building (brochure, not verified)
Analysed 17 Oct 2026 · model anvest-model v0.3
Offered by BNV makelaars · bnv.nl · listing
Anvest has no ties to the seller or the agent.
