Week 43 · 4/5 · shop unit · #0014
Galerij 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 112 m away.
The verdict
Worth €225k?
A 120 m² shop unit on Uden's main shopping street, let since 2025 to a sushi takeaway on a 5+5 year lease. At €225k it returns 3.5% a year over ten years, before any loan; this location needs 7.25%. It works at about €170k, 25% under asking.
The appeal
Sushi takeaway on the main street
A sushi takeaway on a modest rent, on the main shopping street of Uden, a town of 60k.
| Figure | Value | Against |
|---|---|---|
| Works at | €170k | ✕25% below asking |
| NIY at asking | 5.2% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 3.5% | ✕needs 7.2% |
| With a 55% loan | 0.2% | ✕worse than no loan |
| Confidence | Medium | ● Rent, floor area and lease terms from the listing text, which is short: no lease start month, no index month, no owners' association figure. Tenant confirmed trading at the address. Lease end and association costs are assumed. |
What matters most
- 1MixedA young lease, a young tenant3.4 years!
of the first five-year term left at purchase (assumed end mid 2030), then an option for five more
- 2ForA modest rent per m²€138 per m²✓
a year on 120 m², on the main street of a town of 60k; no asking rents were published nearby to compare
- 3ForEasy rent for a takeaway€151k✓
in yearly sales keeps the rent under 11%; a typical takeaway turns over about €315k
The flip
Rent after the 2030 lease end, a year, in today's moneyUp: it becomes Uncommon (works within 15% of asking) if the rent after the assumed 2030 lease end is at least €18,600 a year, or if the owners' association costs €1,100 a year or less; Rare (works within 5%) needs a next rent of €20,700. Rents are in today's money; today it pays €16,605.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Good visible location on both the Galerij and the Brabantplein, near national retailers
The address is on the Galerij, the main street of Uden's shopping centre: 70 shops and food outlets within 100 m, 78% of the 90 at the busiest spot (Passage 4), 112 m away. 223 shops and 45 food outlets in the centre.
About 120 m², fully let
Used as given. Floor areas in public registers are unreliable, so Anvest works with the brochure.
Let to Kenji since 2025, 5+5 year lease, €16,605 a year
Kenji, a sushi takeaway and delivery business, lists Galerij 11 as its address, with delivery hours Tuesday to Sunday.
No start month and no index month in the listing: Anvest assumes the first term ends mid 2030. Ask for the lease and any bank guarantee.
Rent €16,605 a year
That is €138 per m² a year. No asking rents for shops nearby were published: two 160 m² units at Galerij 35 and a unit at Passage 6 are on offer at price on request.
Two empty units on the same block show there is choice for tenants.
Owners' association Galerij 11 to 41 odd
The unit is an apartment right (Uden M 6317 A45) in a building of 44 units. The listing gives no contribution.
Ask for the association's budget, reserves and maintenance plan. Anvest assumes €2,640 a year.
Built 1971 to 1980
Public registers give 1969 for the building.
A few years older than stated; the model budgets catch-up works.
Energy label A++
Not checked: the energy label register is outside the data this page can reach.
Ample parking, with a car park entrance opposite the unit
Not checked on site.
Zoning
Not in the listing, and not checked: the zoning map is outside the data this page can reach.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Centrum | €35.5k | !20% below Maashorst (€44.6k) |
| Average home value | €298k | ●30% below Maashorst (€423k) |
| People aged 65 and over | 44.6% | !an older centre; 23.2% in Maashorst |
| Homes within 500 m | 2,776 | ✓and 201 within 100 m |
| Shops and food outlets within 500 m | 315 | ✓249 shops and 66 food outlets |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| Kenji, sushi takeaway and delivery | 120 | €16.6k | 30 Jun 2030 |
- Retail segment
- Food and drink
- Lease
- ends 30 Jun 2030, 3.7 years left, assumed
- Rent against market
- rack rented
- Build year
- 1969
- Energy label
- A++ (brochure, not verified)
- Cadastre
- Uden M 6317 A45 (apartment right in the owners' association Galerij 11 to 41 odd, brochure)
Analysed 17 Oct 2026 · model anvest-model v0.3
Offered by Van Hamond Vastgoed · vanhamondvastgoed.nl · listing
Anvest has no ties to the seller or the agent.
