Week 40 · 2/5 · shop with flat · #0002
Burgemeester Janssenstraat 18
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 1183 m away.
The verdict
Pass at asking.
A jeweller's shop that empties the day you buy, with a flat above, in a small town in a shrinking region. At €550k it returns 1.4% a year over ten years, before any loan; this mix needs 7.83%. It works at about €334k.
| Figure | Value | Against |
|---|---|---|
| Works at | €334k | ✕39% below asking |
| NIY at asking | 1.1% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 1.5% | ✕needs 7.8% |
| With a 55% loan | −3.7% | ✕worse than no loan |
| Confidence | Medium | ● Rents and dates from the brochure; the next shop rent is estimated from one asking rent on the Markt, 73 m away. Floor areas used as given in the brochure. |
What matters most
- 1AgainstThe rent walks out€11.7k✕
of the €47.4k in the brochure is still paid on the day you buy
- 2AgainstThe next tenant pays less−36%✕
Anvest's €22,800 for the next tenant against the jeweller's €35,745, based on a shop on offer on the Markt at €143 per m²
- 3MixedThe flat holds the value47%!
of the value, from 34% of the rent once the shop is let; tax value empty €298k
The flip
Rent for the new shop tenant, a year, in today's moneyUp: it only becomes Uncommon (works within 15% of asking) if a new shop tenant pays at least €37,200 a year after the usual 12 empty months, more than the jeweller paid; with no empty months at all it still needs €33,900. Rare would need €43,200. Rents are in today's money.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Shop about 160 m² plus a 64 m² basement and a garage at the back
Used as given. Floor areas in public registers are unreliable, so Anvest works with the brochure.
Flat about 150 m², with a roof terrace
Used as given.
For sale fully let
The jeweller has given notice: the shop lease ends on 31 December 2026 and the brochure offers the shop for rent from 1 January 2027. A buyer taking over in 2027 gets an empty shop.
Only the flat's rent runs on the day you buy.
Shop rent €35,745 a year
Ends with the lease. That is about €223 per m². On the Markt, 73 m away, a 90 m² shop (Markt 28) is on offer for €1,069 a month, about €143 per m² (September 2026).
Anvest prices the next tenant at €22,800 a year.
In the centre of Beek
27 shops and food outlets within 100 m. The old centre peaks on the Markt (51, 143 m away); Beek's busiest spot is the Makado mall with 95, 1.2 km north.
In the old centre, but not where most of Beek's shopping now is.
Flat let at €11,655 a year
Not compared with local rents: no free rent data for this area. That is about €6.50 per m² a month for 150 m².
Ask for the contract and the energy label.
Tax value €437k: shop €139k, flat €298k (2025)
Not checked: the building's own tax value is not public. Plausible: the average home in this neighbourhood is valued at €291k (2025). The asking price is 26% above the combined tax value.
The flat's tax value is for the flat empty; let, Anvest values it at €158k.
Cadastral number Beek B 8098 A1
The A1 marks an apartment right, so the property has been split into units. The shop's building stands on parcel B 6062 (172 m²) and the flat's on B 6063 (103 m²), two separate buildings.
Ask which rights and parcels are in the sale, and for the owners' association papers; the brochure mentions none.
Heavily secured for a jeweller: security glass, alarm, air conditioning
Worth most to another jeweller or a similar trade; most retailers will not pay extra for it.
Zoning: shop on the ground floor, housing above
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, Beek | €36.3k | !5% below the municipality (€38.2k) |
| Average home value | €291k | ●9% below the municipality (€319k) |
| People aged 65 and over | 29.5% | ✕an older town; about a fifth nationally |
| People in Beek, 2016 to 2026 | +0.5% | ✕16,141 now; the region is forecast to shrink 1% by 2036 |
| Shops and food outlets within 500 m | 125 | ●99 shops and 26 food outlets |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| Shop, empty from 1 January 2027 (jeweller leaves) | 160 | €35.7k | 31 Dec 2026 |
| Flat above, Markt 19 | 150 | €11.7k | open |
- Retail segment
- Empty
- Lease
- ends 31 Dec 2026, 0.2 years left
- Rent against market
- overrented, 57% above market rent
- Build year
- 1958
- Zoning
- Shop on the ground floor, housing above (brochure, not verified)
- Cadastre
- Beek B 8098 A1 (apartment right, brochure); buildings on parcels B 6062 (172 m²) and B 6063 (103 m²)
Analysed 30 Sep 2026 · model anvest-model v0.3
Offered by BRCK Bedrijfsmakelaars · brckbedrijfsmakelaars.nl · listing
Anvest has no ties to the seller or the agent.
