Week 43 · 3/5 · shop with flats · #0013
Eiland 2-3
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 68 m away.
The verdict
Worth €430k?
A bistro with three rooms above, in a building from about 1713 in Arnhem's 7 Straatjes; two of the rooms are empty. At €430k it returns 8.4% a year over ten years, before any loan; this mix needs 6.48%. It works at about €498k, 16% above asking.
The appeal
A 1713 building in the 7 Straatjes
A building from about 1713 in Arnhem's 7 Straatjes, let to a bistro on a modest rent, with three rooms above.
| Figure | Value | Against |
|---|---|---|
| Works at | €498k | ✓16% above asking |
| NIY at asking | 5.3% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 8.4% | ✓meets the 6.5% needed |
| With a 55% loan | 10.2% | ✓debt helps |
| Confidence | Medium | ● Rents from the brochure, but its current rent does not add up with two empty rooms, so Anvest counts the restaurant plus one room on day one. The lease is not given, so its end is assumed. Floor areas used as given. |
What matters most
- 1AgainstTwo of three rooms empty€22.4k✕
of rent is paid on the day you buy, not the €31.1k in the brochure; let in full it is €33.6k
- 2ForA modest rent for the street€240 per m²✓
a year for the restaurant, against €272 asked for a shop at Eiland 1, on the same street
- 3ForThe rent is easy to carry€168k✓
in yearly sales keeps the rent under 10%; a typical restaurant firm turns over about €565k
The flip
Restaurant rent at the next letting, a year, in today's moneyUp: none, it is already the top tier. Down: it becomes Rare (works within 5% of asking) if the restaurant's next rent, assumed from 2030, is €13,200 a year or less, against €16,800 today; even 40% less keeps it Rare. Rents are in today's money.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Municipal monument; the oldest parts date from about 1713, the shop fronts from about 1875 to 1900
Public registers date the building to 1713. The monument status itself was not checked: the town's monument list is outside the data this page can reach.
Ask for the monument description in the data room; most changes to a monument need a permit.
About 166 m²: the restaurant 70 m², three rooms 96 m²
Used as given. Floor areas in public registers are unreliable, so Anvest works with the brochure. The brochure gives no size per room; Anvest splits the 96 m² evenly.
Current rent about €31,118.64 a year; €33,618.12 when fully let
Does not add up with two of the three rooms empty: after the restaurant's €16,800, it leaves €14,318.64 for one room, while the brochure lists €16,818.12 for all three. Anvest counts the restaurant plus one room at a third of that: €22,406 a year on day one, with the two empty rooms let after three months.
Ask for the rent roll and the room contracts.
Let to Bistrobar 7th, a well-run and popular restaurant
Bistrobar 7th is listed at Eiland 3. New owners took it over in 2022 from the restaurant before it, Marble.
The brochure gives no lease dates, term or index. Anvest assumes the lease runs to 31 December 2029.
Restaurant rent €16,800 a year
That is €240 per m² a year. A shop on the same street, Eiland 1 (86 m² with a 30 m² basement), was asked at €23,400 a year, about €272 per m². At 10% of sales the rent needs about €168k of sales a year; a typical restaurant firm turns over about €565k.
Rooms €16,818.12 a year when all three are let, and €2,305 a year more possible under the rent points system
About €467 a month a room; the national average asking rent for a room was €660 a month in early 2026. The brochure ties the extra €2,305 to the current energy label, yet says there is none, and the points counts are only in the data room, so the extra is not in the model.
Ask for the points counts, whether the room rents include energy and service costs, and whether letting the rooms separately has the permits it needs.
Plot about 88 m², Arnhem O 706, to be re-measured because part of the restaurant's kitchen stands on the neighbouring plot
Not checked: the parcel was not looked up. A kitchen partly on someone else's land has to be settled in the deed: who owns that strip, and on what right the kitchen stands there.
Ask for the survey and the draft deed.
Sold as is, where is: no claims for hidden defects; asbestos and underground tanks unknown to the seller
The buyer carries every defect of a building from about 1713. Anvest budgets €8,300 of catch-up works in year two, the usual €50 per m²; a monument can cost more. A former classroom in the building cannot be reached; Anvest puts no value on it.
Get a building survey and an asbestos check.
Owner's taxes 2025: €2,346.66 (property tax, sewage and waste charges)
Covered by Anvest's running costs: 10% of the restaurant rent and 25% of the room rents, about €5,885 a year when fully let.
Zoning: Centrum-Stadscentrum (Binnenstad en Singels, 31 May 2023)
Not checked yet: the zoning map is outside the data this page can reach.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Markt | €32.3k | !12% below Arnhem (€36.7k) |
| Average home value | €325k | ●7% below Arnhem (€350k) |
| Homes within 500 m | 3,957 | ✓and 294 within 100 m |
| Shops and food outlets within 500 m | 782 | ✓558 shops and 224 food outlets |
| People in Arnhem, 2016 to 2026 | +12% | ✓171,822 now; the country grew 6.8% |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| Bistrobar 7th, restaurant (Eiland 3) | 70 | €16.8k | 31 Dec 2029 |
| Room on the first floor (Eiland 2), let | 32 | €5.6k | open |
| Two rooms on the second and third floors (Eiland 2), empty | 64 | empty | open |
- Retail segment
- Food and drink
- Lease
- ends 31 Dec 2029, 3.2 years left, assumed
- Rent against market
- rack rented
- Build year
- 1713
- Zoning
- Centrum-Stadscentrum, bestemmingsplan Binnenstad en Singels, 31 May 2023 (brochure, not verified)
- Cadastre
- Arnhem O 706, about 88 m² (brochure, not verified); to be re-measured because part of the restaurant's kitchen stands on the neighbouring plot
Analysed 17 Oct 2026 · model anvest-model v0.3
Offered by BMV Bedrijfsmakelaars · bmvmakelaars.nl · listing
Anvest has no ties to the seller or the agent.
