Week 42 · 4/5 · shop with flat · #0009
Middenweg 195
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 1309 m away.
The verdict
Pass at asking.
Two shops and a flat on Heerhugowaard's old through road, one lease ending in 2027 and no rent per tenant given. At €995k it returns 4.9% a year over ten years, before any loan; this location needs 7.21%. It works at about €835k: close, but still a pass.
| Figure | Value | Against |
|---|---|---|
| Works at | €835k | ✕16% below asking |
| NIY at asking | 5.2% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 4.9% | ✕needs 7.2% |
| With a 55% loan | 3.6% | ✕worse than no loan |
| Confidence | Low | ● Total rent, floor areas and the 2027 lease end are from the brochure, and both shop tenants were checked as trading. The split of the rent over the three units, the flat's rent and the wine shop's lease end are Anvest's assumptions, and the tier sits one point from Uncommon. Floor areas used as given. |
What matters most
- 1AgainstThe gym's lease ends in 202711 months✕
of lease left on 195A at a February 2027 purchase; the wine shop's end date is not given
- 2MixedShop rents look below the street€120 per m²!
a year on Anvest's split of the €67,657 total; Middenweg 243 N asks €150 and has been on offer since February
- 3MixedThe flat holds a third36%!
of the value, from 27% of the rent; the brochure gives no flat rent, so Anvest estimates €1,500 a month
The flip
Rent for 195A from 2028, a year, in today's moneyUp: it becomes Uncommon (works within 15% of asking) if 195A pays at least €25,000 a year from 2028, whether the club stays or a new tenant comes in, 4% above Anvest's estimate. Rare needs €33,500 (€167 per m²), more than the street asks. Rents are in today's money; the tier also moves with the rent split the brochure leaves out.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Fully let to three tenants: €67,657 a year, 6.8% gross
The sum checks out: €67,657 on €995,000 is 6.8%. But the brochure gives no rent per tenant, no start dates and no indexation month. Anvest splits the total: the flat €18,000 a year, the two shops €49,657 by floor area, about €120 per m².
Ask for the rent roll and all three leases before bidding; the tier moves with the split.
Middenweg 195 let to Vinoci
Vinoci, a wine, beer and nuts shop, trades at Middenweg 195. Its owners opened on the Middenweg in about 2014.
Lease end not given: Anvest assumes 31 December 2029.
Middenweg 195A let to Health & Lifestyle Milon Clubs B.V., casco, until 31 December 2027
A Milon circuit-training club trades at 195A, one of three clubs of the same fitness business. The lease ends 11 months after a 1 February 2027 purchase, and another gym trades further along the Middenweg.
Anvest gives even odds that the club stays at market rent; if it leaves, 12 empty months. Ask whether renewal talks have started.
Flat let to a private tenant for an indefinite term
No rent given. Anvest assumes €1,500 a month, about €12 per m²; asking rents in the town average about €13 per m² a month, mostly for smaller flats.
Ask for the tenancy agreement and the rent. A sitting tenant on an open-ended contract stays.
Shops about 214 m² and 201 m² gross, flat about 124.5 m² usable (NEN 2580)
Used as given. Floor areas in public registers are unreliable, so Anvest works with the brochure.
Built 1976
Public registers date the building to 1936, and so does the listing's own feature list; only the description says 1976.
Anvest uses 1936 and budgets €50 per m² of catch-up works, €27,000 in year two.
In the old centre, on the through road, with shops, services and food around it
23 shops and food outlets within 100 m. The town's busiest spot is the Middenwaard mall with 76, 1.3 km away. The town's own retail plan calls this area dated and fragmented, with mostly daily shopping.
A supporting shopping street, not where the town's main draw is.
Energy labels A++ (195), A+ (195A), B (195B)
Not checked: the energy label register is outside the data this page can reach. Labels this good on a 1936 building point to recent works; ask what was done.
Zoning 'Centrum-3' with a retail designation; housing from the second building layer
Not checked yet: the zoning map is outside the data this page can reach.
Check the omgevingsplan before bidding.
Detached, on 541 m² of own land (Heerhugowaard D 2653), parking on its own grounds
Public registers show one building with three units at this address: two shops and a home. Plot and parking used as given.
Check the deed for rights of way to the parking.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Centrumwaard | €48.7k | ✓13% above Dijk en Waard (€43.0k) |
| People aged 65 and over | 29.5% | !an older neighbourhood; 20.2% in Dijk en Waard |
| Homes within 500 m | 1,711 | ●6,326 within 1 km |
| Shops and food outlets within 500 m | 138 | ●119 shops and 19 food outlets |
| People in Dijk en Waard, 2016 to 2026 | +12% | ✓91,411 now; Heerhugowaard and Langedijk merged in 2022 |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| Middenweg 195A, Milon fitness club, lease to 31 December 2027 (rent: Anvest's split) | 201 | €24.1k | 31 Dec 2027 |
| Middenweg 195, Vinoci wine shop (rent: Anvest's split; lease end assumed) | 214 | €25.6k | 31 Dec 2029 |
| Middenweg 195B, flat above, open-ended tenancy (rent: Anvest's estimate) | 124.5 | €18.0k | open |
- Retail segment
- Daily goods and fitness
- Lease
- ends 31 Dec 2027, 1.2 years left
- Rent against market
- rack rented
- Build year
- 1936
- Energy label
- A++ (195), A+ (195A), B (195B) (brochure, not verified)
- Zoning
- Centrum-3 with a retail designation, plan Oud Centrum (brochure, not verified)
- Cadastre
- Heerhugowaard D 2653, 541 m² own land (brochure, not verified)
Analysed 11 Oct 2026 · model anvest-model v0.3
Offered by Bregman Bedrijfsmakelaardij o.g. B.V. · bregmanbedrijfsmakelaardij.nl · listing
Anvest has no ties to the seller or the agent.
