Week 42 · 5/5 · shop with flat · #0010
Kerkstraat 16
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 302 m away.
The verdict
Pass at asking.
An Indian restaurant on a side street of Assen's old centre, with a big flat above that comes empty. At €625k it returns 3.1% a year over ten years, before any loan; this mix needs 6.95%. It works at about €473k: the rent is the catch.
| Figure | Value | Against |
|---|---|---|
| Works at | €473k | ✕24% below asking |
| NIY at asking | 6.5% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 3.1% | ✕needs 7.0% |
| With a 55% loan | −0.6% | ✕worse than no loan |
| Confidence | Low | ● Rent from the brochure and the tenant confirmed trading, but the lease itself is not given, so its end is assumed. The next shop rent and the flat's rent are Anvest's estimates. Floor areas used as given. |
What matters most
- 1AgainstPriced like the best spot€323 per m²✕
a year, about what Assen's busiest shopping centre asks (€329); a shop a few doors along asks about €127
- 2MixedThe restaurant needs strong sales€420k!
a year keeps the rent under 10% of sales; a typical restaurant firm turns over about €565k, and this one opens evenings only
- 3MixedThe flat comes empty€0!
of rent from the 188 m² flat on the day you buy; let at Anvest's €1,225 a month, it carries 47% of the value
The flip
Rent at the next letting from 2030, a year, in today's moneyUp: it becomes Uncommon (works within 15% of asking) if the next letting from 2030 brings at least €26,500 a year (€204 per m²); Rare needs €32,700. If Yaal India's €42,000 held at the next letting it would be a Secret Rare, but a shop a few doors along asks about €127 per m². Rents are in today's money; Anvest prices the next letting at €20,800.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Shop of about 130 m², let to one tenant
The tenant is Yaal India, an Indian and Sri Lankan restaurant at this address. Reviews from September 2024 call it new; diners were still reviewing it in September 2026. The register lists the ground floor for food and drink use.
Ask who the tenant is on paper and whether there is a bank guarantee.
Lease available on request
Not in the brochure: no start date, end date or index month. Anvest assumes the current term ends on 31 December 2029.
A restaurant that opened in 2024 on a five-year term would reach its first end around 2029. Each extra year at €42,000 adds value: ask for the lease before bidding.
Rent €42,000 a year
That is €323 per m² a year. A 129 m² unit in Assen's busiest shopping centre asks €42,500 (€329 per m²); on the main shopping street a 75 m² unit asks €236 per m²; a shop a few doors along, Kerkstraat 20-22, asks about €127 per m². Anvest prices the next letting at €20,800 (€160 per m²).
Ask whether the €42,000 excludes VAT and service charges, and whether rent-free months or fit-out money came with the lease.
In the shopping heart of Assen's city centre
38 shops and food outlets within 100 m. The centre peaks on the Oudestraat (97, 302 m away); a busy stretch starts about 100 m off.
In the centre, on a side street.
Built in 1864
The register gives 1864 as well.
Budgeted €50 per m² of catch-up works in year two.
Plot 165 m²
The parcel at this address, Assen I 6116, is 165 m².
Flat above of about 144 m² plus 44 m², delivered empty
Used as given. It earns nothing on the day you buy. Anvest lets it after three months at €1,225 a month, about the most a mid-rent flat may charge in 2026 (€1,228).
A free-market rent needs more than 186 points under the rent rules, and the energy label is still to come. Ask for the points count.
A separate fifth room of about 46 m², off the roof terrace
The brochure itself says a buyer must check whether it may be let. Anvest gives it no value.
Energy label applied for
Not checked: the energy label register is outside the data this page can reach.
Zoning 'Binnenstad' (town centre)
Not checked yet: the zoning map is outside the data this page can reach.
Check the omgevingsplan before bidding.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Brinkkwartier | €25.7k | !33% below Assen (€38.3k) |
| Average home value | €180k | !39% below Assen (€294k) |
| Homes within 500 m | 2,064 | ●112 within 100 m |
| Shops and food outlets within 500 m | 365 | ✓286 shops and 79 food outlets |
| People in Assen, 2016 to 2026 | +5.5% | ●70,769 now; about 71,700 forecast for 2036 |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| Yaal India, Indian and Sri Lankan restaurant | 130 | €42.0k | 31 Dec 2029 |
| Flat above (16A), two floors, delivered empty | 188 | empty | open |
- Retail segment
- Food and drink
- Lease
- ends 31 Dec 2029, 3.2 years left, assumed
- Rent against market
- overrented, 102% above market rent
- Build year
- 1864
- Energy label
- Applied for (brochure, not verified)
- Zoning
- Binnenstad (brochure, not verified)
- Cadastre
- Parcel Assen I 6116 (165 m²)
Analysed 11 Oct 2026 · model anvest-model v0.3
Offered by Lamberink Bedrijfsmakelaars · lamberink.nl · listing
Anvest has no ties to the seller or the agent.
