Week 43 · 2/5 · shop unit · #0012
Arnhemseweg 5
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 95 m away.
The verdict
Worth €825k?
A 430 m² corner shop unit in the centre of Ede, let since 2018 to a beds and bedding store that can leave on 12 months' notice. At €825k it returns 5.9% a year over ten years, before any loan; this location needs 7.25%. It works at about €744k, 10% under asking.
The appeal
A corner shop in a growing town
A big corner shop in the centre of a growing town, let at the street's rent to a store that has traded here since 2018.
| Figure | Value | Against |
|---|---|---|
| Works at | €744k | !10% below asking |
| NIY at asking | 6.2% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 5.9% | ✕needs 7.2% |
| With a 55% loan | 5.7% | ✕worse than no loan |
| Confidence | Medium | ● Rent, start date and notice period from the brochure; the store is trading at the address. The owners' association contribution is a placeholder because the brochure says it is still being set. Floor areas used as given. |
What matters most
- 1AgainstNo fixed term left12 months✕
of notice is all that holds the tenant; the lease has rolled on with no end date since its renewal ran out
- 2ForThe rent sits at street level€164 per m²✓
a year, between €154 and €187 asked for smaller shops on the Maandereind
- 3MixedThe store needs big sales€639k!
in yearly sales keeps the rent under 11%, the top of the usual band for furniture and bedding
The flip
Owners' association costs a yearUp: it becomes Rare (works within 5% of asking) if the owners' association costs no more than €6,700 a year, or if the next letting brings at least €73,600 a year; Anvest uses a placeholder of €9,460 for the association, and the brochure gives none. Down: from €12,400 a year in association costs, or at a next rent under €66,800, it becomes Common.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Central corner location in the centre of Ede
The address is in the main shopping area of Ede: 67 shops and food outlets within 100 m, against 86 at the busiest spot, Maandereind 16A, 95 m away.
About 430 m²: 400 m² shop on the ground floor, 30 m² storage upstairs
Used as given. Floor areas in public registers are unreliable, so Anvest works with the brochure.
Built 1960 to 1970
Public registers give 1970 for the building.
Over 50 years old: Anvest budgets €50 per m² of catch-up works.
Let to Bedding Slaapcomfort at €70,309 a year
Bedding Slaapcomfort is listed at Arnhemseweg 5, open Tuesday to Saturday with a late Friday.
Ask for the lease and the tenant's payment record.
Lease from 1 September 2018, now for an indefinite period with 12 months' notice
With no fixed term left, the tenant can leave a year after giving notice. Anvest assumes the lease runs to 31 August 2028, the end of the next five-year step from 2018.
Ask whether the tenant has ever talked about leaving or a new lease.
A solid rent stream
€164 per m² a year on 430 m². Smaller shops on the Maandereind ask €154 (125 m²) and €187 (77 m²); a big unit usually lets for less per m² than a small one.
Owners' association contribution still being set
Not in the brochure. Anvest uses a placeholder of €9,460 a year (€22 per m²).
Ask for the split deed, the association's budget and its reserves.
Sold as is, where is
The seller gives no guarantees on the building, the soil or asbestos.
A 1970 building: ask for any asbestos survey.
Energy label not available
Not checked: the energy label register is outside the data this page can reach.
Zoning
Not checked: the zoning map is outside the data this page can reach.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Centrum Ede | €34.6k | ●20% below Ede (€43.3k) |
| Average home value | €289k | ●34% below Ede (€438k) |
| Homes within 500 m | 3,039 | ✓and 7,781 within 1 km |
| Shops and food outlets within 500 m | 364 | ✓300 shops and 64 food outlets |
| People in Ede, 2016 to 2026 | +11% | ✓125,331 now, from 112,427 |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| Bedding Slaapcomfort, beds and bedding store | 430 | €70.3k | 31 Aug 2028 |
- Retail segment
- Household goods and furniture
- Lease
- ends 31 Aug 2028, 1.9 years left, assumed
- Rent against market
- rack rented
- Build year
- 1970
- Zoning
- Shop (brochure, not verified)
- Cadastre
- Apartment right in the owners' association Arnhemseweg 3-5; the building holds 19 units, shops and homes
Analysed 17 Oct 2026 · model anvest-model v0.3
Offered by Smit Bedrijfshuisvesting · listing
Anvest has no ties to the seller or the agent.
