Week 44 · 4/5 · shop unit · #0019
Vissershavenweg 61-E
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 3744 m away.
The verdict
Worth €525k?
A small supermarket on the ground floor of a 1937 block by Scheveningen's harbour, let to 30 September 2030. At €525k it returns 6.6% a year over ten years, before any loan; this location needs 7.75%. It works at about €483k, 8% under asking.
The appeal
A supermarket by the harbour
A supermarket for the homes and visitors of Scheveningen's harbour, in a city that grew 9.5% in ten years, with households that earn more than the city average.
| Figure | Value | Against |
|---|---|---|
| Works at | €483k | !8% below asking |
| NIY at asking | 6.2% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 6.6% | ✕needs 7.8% |
| With a 55% loan | 7.0% | ✓debt helps |
| Confidence | Medium | ● Rent, lease end and association costs from the brochure; the tenant's arrival in 2020 and the build year checked; the rent level compared with two harbour units offered nearby. Floor area used as given. |
What matters most
- 1MixedA short lease to a local grocer3.7 years!
of lease left at purchase, to a small Scheveningen supermarket that moved in late 2020
- 2AgainstRent above the harbour's€229 per m²✕
a year, against €195 asked for Dr. Lelykade 158 and €165 for Dr. Lelykade 10, both by the harbour
- 3MixedThe grocer needs big sales€900k!
in yearly sales keeps the rent under 4.5%, about €5,100 per m² of shop floor
The flip
Rent at the 2030 lease end, a year, in today's moneyUp: it becomes Rare (works within 5% of asking) if the rent at the 2030 lease end is €42,000 a year or more, 4% above today's and further above the harbour's asking rents. Down: at €36,900 or less it becomes Common. Rents are in today's money.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Let to Mr. Sam Supermarket V.O.F. until at least 30 September 2030
Mr. Sam announced its third Scheveningen store at Vissershavenweg 61E in October 2020, let by a private investor. The tenant is a partnership behind a small local chain.
Ask for the lease, the bank guarantee, the index month and any option to extend.
Rent €40,487.04 a year, excluding VAT
That is about €229 per m² on 177 m². By the harbour, Dr. Lelykade 158 (185 m², 2017) was offered at €36,000 a year, about €195 per m², and Dr. Lelykade 10 (775 m²) at €128,000, about €165 per m²; both are now let.
About 17% above the nearest comparable; Anvest prices the 2030 renewal from today's rent with the usual relet range.
About 177 m² on the ground floor, plus a separate storeroom of about 12 m²
Used as given. Floor areas in public registers are unreliable, so Anvest works with the brochure.
Built 1937
Public registers give 1937 for the building, which holds three units: this one and homes.
Budgeted €50 per m² of catch-up works in month 18.
Owners' association contribution €172.20 a month
In the model at €2,066 a year.
Ask for the association's budget, reserves and maintenance plan.
Ground lease
The brochure lists ground-lease terms among the papers available on request but gives no ground rent and no end date. Much land in The Hague is let on municipal ground lease.
Ask whether the land is on ground lease and, if so, what is paid and until when. Anvest models no ground rent.
Commercial space for retail
Public registers list the unit for food and drink (assembly use), not as a shop.
Ask the seller to confirm the supermarket use is allowed under Gemengd-3.
A lively harbour area with restaurants, shops and visitors
6 shops and food outlets within 100 m; 41 shops and 30 food outlets within 500 m, with 2,687 homes. The city's busiest shopping spot is in the centre, 3.7 km away.
A harbour and beach area, not a shopping street.
Energy label A+, valid to 1 September 2036
Not checked: the energy label register is outside the data this page can reach.
Zoning Gemengd-3 (Scheveningen Haven, 2015)
Not checked yet: the zoning map is outside the data this page can reach.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Vissershaven | €42.4k | ✓7% above Den Haag (€39.5k) |
| Average home value | €428k | ✓12% above Den Haag (€383k) |
| Homes within 500 m | 2,687 | ●9,921 within 1 km |
| Shops and food outlets within 500 m | 71 | !41 shops and 30 food outlets |
| People in Den Haag, 2016 to 2026 | +9.5% | ✓569,468 now; the country grew 6.8% |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| Mr. Sam Supermarket, ground floor, plus a separate 12 m² storeroom | 177 | €40.5k | 30 Sep 2030 |
- Retail segment
- Daily goods
- Lease
- ends 30 Sep 2030, 3.9 years left
- Rent against market
- overrented, 17% above market rent
- Build year
- 1937
- Energy label
- A+ (brochure, not verified)
- Zoning
- Gemengd-3, Scheveningen Haven (brochure, not verified)
- Cadastre
- 's-Gravenhage AK 10908 A1 (apartment right, brochure)
Analysed 24 Oct 2026 · model anvest-model v0.3
Offered by Frisia Makelaars · frisiamakelaars.nl · listing
Anvest has no ties to the seller or the agent.
