Week 45 · 4/5 · shop with flats · #0024
Oude Ebbingestraat 85-87
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 487 m away.
The verdict
Worth €1.70m?
Two shops and four flats on the Oude Ebbingestraat, the busy cycle street into Groningen's centre, fully let. At €1.70m it returns 5.9% a year over ten years, before any loan; this location needs 6.77%. It works at about €1.59m, 6% under asking.
The appeal
Six rents under one roof
Six rents under one roof: two shops on fresh leases and four flats that carry about half the value, in a large, growing city.
| Figure | Value | Against |
|---|---|---|
| Works at | €1.59m | !6% below asking |
| NIY at asking | 4.9% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 5.9% | ✕needs 6.77% |
| With a 55% loan | 6.0% | ✓debt helps |
| Confidence | Medium | ● Rents, start dates and floor areas from the brochure's rent table; lease ends are assumed; shop rents compared with four shops on the same street. The tenants' trading was not confirmed beyond the brochure. |
Watch: we email you if the asking price drops or the verdict changes.
What matters most
- 1MixedTwo fresh shop leases3.7 years!
left at purchase on the shorter one, assumed; both shops were let anew in 2025 and 2026
- 2AgainstThe shops pay above the street€237 per m²✕
a year for both shops together, against about €167 asked for four shops on the same street
- 3ForThe flats hold half48%✓
of the value from four flats that bring 42% of the rent, €45.9k a year
The flip
Rent for both shops at the next letting, a yearUp: it becomes Rare (works within 5% of asking) if the two shops let again at €66,700 a year or more, against €63,406 today. Down: at €44,400 a year or less it becomes Common; at the street's asking rents of about €167 per m² the shops would bring about €44,600.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Fully let: two shops and four flats, €109,271 a year
The brochure's rent table adds up to €109,271 a year for six units. The listing page shows €10,927, a typo.
Ask for all six contracts.
Shop rents €41,099 (85, about 204 m²) and €22,307 (87, about 63 m²)
That is about €201 and €354 per m², €237 together. Four shops on the same street were offered at €118 to €233 per m² (three of them now let), about €167 on average.
Anvest models the next letting at today's rent; the slider shows what the street's level does.
Shop leases started 1 October 2025 and 1 September 2026
The brochure gives start dates only, no terms, notice periods or index months. Anvest assumes a first five-year term for each: to 30 September 2030 and 31 August 2031.
Ask for the lease terms and any break options.
A busy approach and cycle street to the Grote Markt
46 shops and food outlets within 100 m. Groningen's busiest spot, around Gelkingestraat 11, has 112, 487 m away. A side street of a large centre.
Busy, but not where the centre peaks.
Tenants Milla's Tasty Food and Nightshop De StadStop
Named in the brochure. A search found no other trace of either business at this address.
Ask who trades in which unit and since when.
Four flats let at €8,718 to €15,840 a year
That is about €10.70 to €17.40 per m² a month. Flat 87A has been let since 2010 at the lowest rent; 87B was let anew in November 2025 at the highest.
Ask for the contracts and whether any rent falls under the regulated rent rules.
Built in 1979; six apartment rights, all in the sale
Public registers give 1979 as well. The building is split into six apartment rights (G 6074 A1 to A6); with all six in one hand the owners' association costs are simply the building's own upkeep.
Ask for the split deed and the association's papers.
Earthquake damage: claims pass to the buyer
The seller hands over any damage claim, has reported no damage and takes no liability for it; the building is sold as is.
Ask for a building survey before signing.
Energy labels A++ and A for the shops, B for the flats
Not checked: energy labels are outside the data this page can reach. The label for shop 87 runs until October 2027.
Zoning Centrum - 2
Not checked: the zoning map is outside the data this page can reach.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Binnenstad-Noord | €23.1k | !29% below the municipality (€32.5k): many students and young singles |
| Average home value | €298k | ●5% below the municipality (€313k) |
| People aged 65 and over | 7.1% | ✓a young neighbourhood; 15.6% in the municipality |
| Homes within 500 m | 4,914 | ✓about 21,000 within 1 km |
| Shops and food outlets within 500 m | 533 | ✓418 shops and 115 food outlets |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| Shop 85, about 204 m², let since 1 October 2025 | 204 | €41.1k | 30 Sep 2030 |
| Shop 87, about 63 m², let since 1 September 2026 | 63 | €22.3k | 31 Aug 2031 |
| Flat 85A, about 77 m² | 77 | €10.6k | open |
| Flat 85B, about 84 m² | 84 | €10.8k | open |
| Flat 87A, about 57 m², let since 2010 | 57 | €8.7k | open |
| Flat 87B, about 76 m² | 76 | €15.8k | open |
- Retail segment
- Food and drink
- Lease
- ends 30 Sep 2030, 3.9 years left, assumed
- Rent against market
- overrented, 42% above market rent
- Build year
- 1979
- Energy label
- Shop 85 A++, shop 87 A, flats B (brochure, not verified)
- Zoning
- Centrum - 2 (brochure, not verified)
- Cadastre
- Groningen G 6074 A1 to A6: six apartment rights, all in the sale (brochure)
Analysed 31 Oct 2026 · model anvest-model v0.3
Offered by Kooistra Feenstra Bedrijfsmakelaars · kooistrafeenstra.nl · listing
Anvest has no ties to the seller or the agent.
