Week 44 · 2/5 · shop unit · #0017
Fluitersstraat 78
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 219 m away.
The verdict
Worth €250k?
A 196 m² showroom next to the Scheepjeshof mall in the centre of Veenendaal, let to a sofa bed shop on a lease that ends in 2027. At €250k it returns 4.3% a year over ten years, before any loan; this location needs 7.25%. It works at about €199k, 20% under asking.
The appeal
A modest rent next to the mall
A showroom on a modest rent, next to Veenendaal's covered mall, in a town that grew 11% in ten years.
| Figure | Value | Against |
|---|---|---|
| Works at | €199k | ✕20% below asking |
| NIY at asking | 5.3% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 4.3% | ✕needs 7.2% |
| With a 55% loan | 2.1% | ✕worse than no loan |
| Confidence | Medium | ● Rent, lease end and indexation from the brochure; the tenant is trading there. Owners' association costs are assumed because the brochure gives none. Floor area used as given. |
What matters most
- 1AgainstThe lease ends soon11 months✕
of fixed lease left at purchase; after 2027 it runs on one year at a time
- 2ForRent below the street€108 per m²✓
a year, against €126 asked for Fluitersstraat 1 and €145 in the Scheepjeshof
- 3ForAn easy rent to carry€192k✓
in yearly sales keeps the rent under 11%, the top of the usual band for furniture shops
The flip
Rent from 2028, a year, in today's moneyUp: it becomes Uncommon (works within 15% of asking) if the rent from 2028 is at least €22,200 a year, and Rare (within 5%) from €24,200, about €124 per m², just under what Fluitersstraat 1 asks. An owners' association bill of €3,400 a year or less, against Anvest's €4,312 placeholder, also makes it Uncommon. Rents are in today's money.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Directly next to shopping centre De Scheepjeshof, centre of Veenendaal
The address is in the town centre: 55 shops and food outlets within 100 m, against 75 at the busiest spot, Tuinstraat, 219 m away.
About 196 m² on the ground floor
Used as given. Floor areas in public registers are unreliable, so Anvest works with the brochure. An older letting ad for this unit gave about 220 m².
Let to Van der Wel Trading, a sofa bed specialist here for years
Van der Wel Trading runs the ModerneMeubels.com showroom at Fluitersstraat 78. It moved here in March 2020.
Six and a half years, not decades. Ask for the lease and the payment record.
Rent €21,159 a year excluding VAT
About €108 per m². Fluitersstraat 1 (138 m²) is on offer at €17,400 a year, about €126 per m²; a large unit in the Scheepjeshof asks €145 per m².
The rent sits below the street, which leaves room at the next letting.
Current term to 31 December 2027, then renewed a year at a time
In the model: 11 months of fixed lease after a February 2027 purchase. After that the tenant can leave each year.
Ask whether the tenant plans to stay past 2027.
Indexed every 1 January, next on 1 January 2027
In the model.
Cadastral number Veenendaal D 9265 A1
The A1 marks an apartment right: the building holds the shop and a home, and the shop is one unit of a split building. The brochure gives no owners' association costs.
Ask for the split deed and the association's budget. Anvest assumes €4,312 a year.
Built in 1955
Public registers give 1955 too.
An older building: Anvest budgets €50 per m² of catch-up works.
Energy label not available
Not checked: the energy label register is outside the data this page can reach.
Ask for a label before buying.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Koopcentrum | €38.4k | ●7% below Veenendaal (€41.4k) |
| Average home value | €330k | ●16% below Veenendaal (€394k) |
| People aged 65 and over | 35.9% | !an older centre; 19.2% in Veenendaal as a whole |
| Shops and food outlets within 500 m | 424 | ✓362 shops and 62 food outlets |
| People in Veenendaal, 2016 to 2026 | +11% | ✓70,779 now, from 63,816 |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| ModerneMeubels.com, sofa bed showroom | 196 | €21.2k | 31 Dec 2027 |
- Retail segment
- Household goods and furniture
- Lease
- ends 31 Dec 2027, 1.2 years left
- Rent against market
- underrented, 14% below market rent
- Build year
- 1955
- Energy label
- Not available (brochure)
- Zoning
- Not in the brochure
- Cadastre
- Veenendaal D 9265 A1 (apartment right, brochure): a unit in a building with a home above
Analysed 24 Oct 2026 · model anvest-model v0.3
Offered by ActiVast Bedrijfshuisvesting · activast.nl · listing
Anvest has no ties to the seller or the agent.