Week 45 · 3/5 · shop unit · #0023
Maertensplein 24
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 54 m away.
The verdict
Worth €395k?
A shop unit on the village square of Maartensdijk, let to a Primera with a post office counter; the first term runs to March 2029. At €395k it returns 4.6% a year over ten years, before any loan; this location needs 7.25%. It works at about €326k, 18% under asking.
The appeal
A post office on the main square
A newsagent with a post office counter, on the village's shopping square across from the Jumbo.
| Figure | Value | Against |
|---|---|---|
| Works at | €326k | ✕18% below asking |
| NIY at asking | 5.6% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 4.6% | ✕needs 7.25% |
| With a 55% loan | 2.9% | ✕worse than no loan |
| Confidence | Medium | ● Rent, lease dates, floor areas and the tenant come from the listing (the lease itself is on request); the tenant is trading there. Owners' association costs are a placeholder: the block is split into shops and flats, but the listing gives no figure. One asking rent on the same square. Floor areas used as given. |
Watch: we email you if the asking price drops or the verdict changes.
What matters most
- 1MixedShort first term, agreed extension2.1 years!
of the first term left at purchase, to 4 March 2029; an extension to March 2034 is agreed
- 2ForThe rent matches the square€189 per m²✓
a year on 161 m², against €184 asked for a corner unit on the same square, Maertensplein 41
- 3ForThe rent asks modest sales€304k✓
in yearly sales keeps the rent under 10%; the chain's shops averaged about €1.41m each in 2018
The flip
Rent at the 2029 lease end, a year, in today's moneyUp: it becomes Uncommon (works within 15% of asking) if the rent at the 2029 lease end is at least €31,300 a year, 3% above today's €30,380; Rare (within 5% of asking) would need €34,600. Owners' association costs of €3,100 a year or less would also make it Uncommon; Anvest uses a placeholder of €3,850, and the listing gives none. Rents are in today's money.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Let to and in use as a Primera, with a service point and post office agency
A Primera trades at Maertensplein 24, Monday to Saturday. Primera is a national chain of newsagents and tobacconists.
The post office counter is from the listing and was not checked. The lease is on request: ask for it.
Lease from 4 March 2024, first term of five years to 4 March 2029, extension agreed to 4 March 2034
In the model: the first term ends 2.1 years after a February 2027 purchase. Under Dutch lease law a shop tenant can usually leave at the end of the first term with a year's notice, so the extension mainly protects the tenant.
Ask for the lease: whether the tenant can end it in 2029, and how and when the rent is indexed.
Rent €30,380 a year, excluding VAT
That is €189 per m² a year on 161 m². A corner unit on the same square, Maertensplein 41 (about 88 m²), was offered at €1,350 a month, about €184 per m², and is no longer on offer.
Central and highly visible on the Maertensplein, in the De Marijkehof shopping area
The village's shopping centre is this square: 16 shops within 100 m, 94% of the 17 at its busiest spot, 54 m away. A Jumbo of about 1,440 m² sits across the square, with a bakery and a drugstore among the other shops.
161 m² lettable, 175 m² gross (NEN 2580 measurement)
Used as given. Floor areas in public registers are unreliable, so Anvest works with the listing.
Owners' association papers on request, as far as the unit is an apartment right
The unit is one of 28 in a 1996 block, shops on the ground floor and flats above, on a parcel of 1,465 m²: almost certainly an apartment right with an owners' association. The listing gives no contribution; Anvest assumes €3,850 a year (€22 per m²).
Ask for the split deed, the association's budget and its reserves.
Existing building, no build year given
Public registers give 1996 for the block. Anvest budgets €8,800 of catch-up works inside the unit (€50 per m²) in year two.
Energy label A++, registered July 2026, valid to July 2036
Not checked: the energy label register is outside the data this page can reach.
A clear local service function
The square serves a village of about 5,000 people. For the tenant's trade, a bill before parliament would allow tobacco only in convenience and specialist shops from 2030, and only in specialist shops from 2032.
Ask how much of the tenant's sales comes from tobacco.
For sale, let
The listing has shown the shop as under offer since at least 24 September 2026.
Ask the agent whether the shop is still for sale.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Maartensdijk Kern | €39.9k | !25% below De Bilt (€53.5k) |
| Average home value | €477k | ●22% below De Bilt (€608k) |
| Homes within 500 m | 1,689 | ●2,018 within 1 km |
| Shops and food outlets within 500 m | 31 | !24 shops and 7 food outlets |
| People in De Bilt, 2016 to 2026 | +3.1% | ●43,687 now, 42,375 in 2016; the Netherlands +6.8% |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| Primera, newsagent with a post office counter | 161 | €30.4k | 4 Mar 2029 |
- Retail segment
- Daily goods
- Lease
- ends 4 Mar 2029, 2.3 years left
- Rent against market
- rack rented
- Build year
- 1996
- Energy label
- A++, registered July 2026 (brochure, not verified)
- Cadastre
- Unit in a 1996 block of 28 units (shops below, flats above) on parcel Maartensdijk B 3345 (1,465 m²); most likely an apartment right (not verified)
Analysed 31 Oct 2026 · model anvest-model v0.3
Offered by VeldhuizenKoot Makelaars · veldhuizenkoot.nl · listing
Anvest has no ties to the seller or the agent.
