Week 44 · 5/5 · shop with flats · #0020
Grote Kerkstraat 13
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 93 m away.
The verdict
Worth €425k?
A women's fashion shop with two let flats, on the street between the Hoofdstraat and the Prinsenplein in Meppel's old centre. At €425k it returns 4.1% a year over ten years, before any loan; this mix needs 6.54%. It works at about €352k, 17% under asking.
The appeal
A decade of fashion, two flats
Three rents under one roof in a growing town's old centre, where a women's fashion shop has traded for at least ten years.
| Figure | Value | Against |
|---|---|---|
| Works at | €352k | ✕17% below asking |
| NIY at asking | 4.1% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 4.1% | ✕needs 6.5% |
| With a 55% loan | 2.1% | ✕worse than no loan |
| Confidence | Low | ● The brochure gives only the €23,892 total for three tenants: no rent per unit, no lease dates, no index month. Anvest splits the total by floor area and assumes the shop lease runs to 31 December 2029. The tenant and the build year were checked; floor areas used as given. |
What matters most
- 1MixedA long-standing tenant, no lease facts10 years!
at least, for De Petticoat at this address; the brochure gives its open-ended lease no rent, start date or end date
- 2ForShop rent looks under the street€124 per m²✓
a year on Anvest's split of the €23,892 total; Grote Kerkstraat 4 was offered at €168 per m² from February 2025
- 3MixedThe flats hold the value70%!
of the value, from 63% of the rent on Anvest's split; both flats are on open-ended contracts and have poor energy labels
The flip
Shop rent from 2030, a year, in today's moneyUp: it becomes Uncommon (works within 15% of asking) if the shop pays at least €9,700 a year from 2030, about €137 per m² and 10% above Anvest's split. Rare would need €13,500, about €190 per m², more than the street asks. Rents are in today's money.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Fully let to three tenants, €23,892 a year in total
The brochure gives no rent per tenant, no start dates and no index month. Anvest splits the total by floor area: shop €8,835, flat 13A €8,711 and flat 13B €6,346 a year, about €124 per m² (the flats about €10.40 per m² a month).
Ask for the rent roll and the three contracts. With the shop anywhere from €7,100 to €11,928 a year (the street's €168 per m²), it works at €338k to €360k and stays Common.
Shop let to a women's fashion shop
De Petticoat, a women's fashion shop, is listed at Grote Kerkstraat 13, with customer reviews from August 2016 to September 2024.
No lease end in the brochure: Anvest assumes 31 December 2029, with even odds that the tenant stays.
All tenancies are long-running and open-ended
For the flats that means sitting tenants who stay; a flat can only be sold empty once its tenant leaves. For the shop, Anvest models a possible end on 31 December 2029.
Ask for the three contracts.
Shop about 71 m² (62 m² sales floor and 9 m² storage), flat 13A about 70 m² with a 40 m² roof terrace, flat 13B about 51 m²
Used as given. Floor areas in public registers are unreliable, so Anvest works with the brochure.
Built 1889, sold as is, with a non-occupancy and an age clause
Public registers also date the building to 1889. The seller gives no warranties on the state of a building it has not lived in.
Sold as is: Anvest budgets €50 per m² of catch-up works, €9,600 in year two. Ask for a building survey.
Energy label F
Public registers list flat 13B at F and flat 13A at G, and no label for the shop. A bill sent to parliament in July 2026 would oblige landlords to bring rented homes to at least label D by 1 January 2029.
Works to reach label D are not in the model beyond the €9,600 catch-up budget. Ask for a quote.
A busy street between the Hoofdstraat, De Wheem and the Prinsenplein, with Action and Xenos
74 shops and food outlets within 100 m, 79% of the 94 at Meppel's busiest spot on the Hoofdstraat, 93 m away. Action and Xenos trade on the Prinsenplein, at the other end of the street.
Rental and split-sale potential; the empty attic at the back could add a home
All three addresses sit on one parcel, Meppel A 9317 (155 m², as in the brochure), with no apartment rights seen, so the building is not split yet. Selling flats one by one needs a split deed and empty flats; a home in the attic needs a permit and works. Neither is in the model.
Ask whether the town allows a split and an extra home.
Zoning
Not checked: the zoning map is outside the data this page can reach.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Historisch Centrum | €32.0k | !19% below Meppel (€39.7k) |
| Average home value | €249k | ●20% below Meppel (€310k) |
| Homes within 500 m | 3,173 | ✓136 within 100 m |
| Shops and food outlets within 500 m | 308 | ✓251 shops and 57 food outlets |
| People in Meppel, 2016 to 2026 | +12% | ✓36,616 now; the country grew 6.8% |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| De Petticoat, women's fashion shop (rent: Anvest's split of the total) | 71 | €8.8k | 31 Dec 2029 |
| Flat 13A, first and second floor, with roof terrace (rent: Anvest's split) | 70 | €8.7k | open |
| Flat 13B, ground floor at the back (rent: Anvest's split) | 51 | €6.3k | open |
- Retail segment
- Fashion
- Lease
- ends 31 Dec 2029, 3.2 years left, assumed
- Rent against market
- underrented, 26% below market rent
- Build year
- 1889
- Energy label
- F (brochure); registers: flat 13A G, flat 13B F, no label for the shop
- Zoning
- Not checked
- Cadastre
- Meppel A 9317 (155 m²), one parcel for all three addresses; no apartment rights seen
Analysed 24 Oct 2026 · model anvest-model v0.3
Offered by Boelens Jorritsma Bedrijfsmakelaars · grotekerkstraat13.nl · listing
Anvest has no ties to the seller or the agent.
