Week 44 · 1/5 · shop unit · #0016
Nieuweweg 11
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 410 m away.
The verdict
Worth €425k?
A 198 m² shop unit just across the canal from Groningen's centre, let to a beauty salon until June 2028. At €425k it returns 6.1% a year over ten years, before any loan; this location needs 7.25%. It works at about €389k, 8% under asking.
The appeal
A popular salon in a top-20 city
A popular beauty salon, rated 4.9 from nearly 300 reviews, just across the canal from the centre of Groningen, a top-20 shopping city that grew 7.5% in ten years.
| Figure | Value | Against |
|---|---|---|
| Works at | €389k | !8% below asking |
| NIY at asking | 6.6% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 6.0% | ✕needs 7.2% |
| With a 55% loan | 6.0% | ✕worse than no loan |
| Confidence | Medium | ● Rent, lease end and floor area from the listing text, which is short: no lease start, index month or split deed. The salon is trading at the address. The next rent is estimated from two lettings and two asking rents within 150 m. Owners' association costs are the brochure's: none today. |
What matters most
- 1AgainstSeventeen months of lease left17 months✕
of lease left at a February 2027 purchase; the term ends on 30 June 2028
- 2AgainstAbove what the street lets at€167 per m²✕
a year, against €144 for Nieuweweg 22 and €120 for Damsterdiep 28, both let; Damsterdiep 38 asks €171
- 3MixedThe salon needs strong sales€300k!
in yearly sales keeps the rent under 11%; a typical hair and beauty firm turns over about €47k
The flip
Rent at the 2028 lease end, a year, in today's moneyUp: it becomes Rare (works within 5% of asking) if the rent at the 2028 lease end is at least €29,700 a year, about €150 per m²; at the salon's €33,000 it is Secret Rare. Down: at €26,400 or less, or with owners' association costs from €1,800 a year, it becomes Common. Rents are in today's money; Anvest uses €28,500.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Let to one tenant, a beauty salon, until 30 June 2028
KS Beauty & Lounge, an allround beauty salon, trades at Nieuweweg 11 and is rated 4.9 from about 300 reviews on a booking platform.
The listing gives no lease start or index month. Ask for the lease, any bank guarantee and whether the salon has given notice.
Rent €33,000 a year plus VAT
That is €167 per m² a year. On the same street Nieuweweg 22 (174 m²) was let on an asking rent of €25,000, €144 per m²; Damsterdiep 28 (167 m², 130 m away) on €20,000, €120 per m². Damsterdiep 38 (174 m²) asks €29,700, €171 per m², and has been on offer since July 2026.
In the model: the next letting at €28,500 a year, €144 per m², in today's money.
198 m² lettable floor area on the ground floor
Used as given. Floor areas in public registers are unreliable, so Anvest works with the brochure.
Built in 1987
The public registers give 1987 too.
Thoroughly modernised in 2023, new shop front and interior; the wide front could be split into two units
Not checked on site. A split would need a change to the split deed and an empty shop, so it is not in the model.
The building is from 1987: Anvest keeps its usual budget of €9,900 for catch-up works in the second year.
Apartment right; the housing corporation that owns the flats above maintains the roof, balconies, galleries and stairwells
In the public registers the address stands alone in its building, on a parcel of 117 m²; the flats above do not show there. Who pays for what is set in the split deed, which is not in the listing.
Ask for the split deed, the maintenance split and the apartment numbers in the sale.
A dormant owners' association, with no periodic contribution
In the model at €0, as the brochure says. A dormant association builds no reserve for the building, which the law expects of every association, and the flats' owner can revive it. From €1,800 a year in association costs this card turns Common.
Ask for the association's papers and any maintenance plan for the building.
Damsterdiep car park a short walk away
The Damsterdiep car park sits by the Damsterplein, about 200 m away.
Energy label A+
Not checked: the energy label register is outside the data this page can reach.
Zoning Centrum-1: shops and services allowed
Not checked: the zoning map is outside the data this page can reach.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Binnenstad-Oost | €24.9k | !23% below Groningen (€32.5k); many one-person homes |
| Average home value | €253k | ●19% below Groningen (€313k) |
| Homes within 500 m | 5,016 | ✓and 18,143 within 1 km |
| Shops and food outlets within 500 m | 478 | ✓346 shops and 132 food outlets |
| People in Groningen, 2016 to 2026 | +7.5% | ✓244,427 now, on today's borders; the Netherlands +6.8% |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| KS Beauty & Lounge, beauty salon | 198 | €33.0k | 30 Jun 2028 |
- Retail segment
- Hair and beauty
- Lease
- ends 30 Jun 2028, 1.7 years left
- Rent against market
- overrented, 16% above market rent
- Build year
- 1987
- Energy label
- A+ (brochure, not verified)
- Zoning
- Centrum-1 (brochure, not verified)
- Cadastre
- Apartment right (brochure); the address stands on parcel Groningen G 5846 (117 m²)
Analysed 24 Oct 2026 · model anvest-model v0.3
Offered by DMS Stelpstra · dms-stelpstra.nl · listing
Anvest has no ties to the seller or the agent.
