Week 42 · 3/5 · shop unit · #0008
De Loper 47
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 2409 m away.
The verdict
Bid low.
A HEMA in De Loper, a neighbourhood shopping street in Vlaardingen, let until April 2030. At €1,195,000 it returns 6.0% a year over ten years, before any loan; this location needs 7.75%. It works at about €1.05m, 12% under asking: bid low.
| Figure | Value | Against |
|---|---|---|
| Works at | €1.1m | !12% below asking |
| NIY at asking | 6.4% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 6.0% | ✕needs 7.8% |
| With a 55% loan | 5.8% | ✕worse than no loan |
| Confidence | Medium | ● Rent and lease end from the brochure; HEMA confirmed trading at the address; the rent compared with four units on offer or let in the same street. The lease itself, its indexation and the service charges were not in the brochure. Floor areas used as given. |
What matters most
- 1MixedHEMA can leave in 20303.25 years!
of lease left at purchase: the term ends 30 April 2030, and then HEMA can leave
- 2ForThe rent is not stretched€230 per m²✓
a year on the 415 m² shop floor, upstairs counted free; units of 91 to 165 m² in De Loper ask €250 to €300
- 3ForHEMA can carry this rent€1.06m✓
in yearly sales keeps the rent under 9%; an average HEMA store turns over about €3m, online included
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 reaches €104,000 a year, about 9% more than HEMA pays now; Secret Rare from €116,000. Down: at €91,900 or less it becomes Common. Rents are in today's money.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
HEMA has traded here for a long time
HEMA trades at De Loper 47, one of its two stores in Vlaardingen; the other is in the town centre. The opening year was not found.
Ask for the trading history and whether HEMA runs it or a franchisee does.
Rent €95,656 a year excluding VAT, current term until 30 April 2030 (5 + 5 years)
In the model from 1 February 2027: 3.25 years of rent, then even odds that HEMA stays at the market rent, or 12 empty months if it leaves.
Ask for the lease: the indexation month, the renewal terms and the service charges.
An attractive return
HEMA pays €230 per m² a year on the 415 m² shop floor, or €189 over all 506 m². In the same street, units of 91 to 165 m² ask €250 to €300 per m², and the 50 m² unit next door, number 45, is let at about €325.
A big unit usually lets for less per m² than a small one, so this rent is in line, not cheap.
A renowned tenant: security and continuity
HEMA is doing well: gross sales up 5.6% to €2.3bn and operating profit up 16% to €108m in its 2025 year. But the lease ends on 30 April 2030, and the town has a second HEMA in its centre.
A strong tenant on a short lease.
The dominant neighbourhood shopping centre of Vlaardingen
A run of 48 shop and food units along De Loper, with supermarkets, free parking and a tram stop. 34 shops and food outlets within 100 m, against 117 at the town's busiest spot, Liesveld in the centre, 2.4 km away. At least three units in the street are on offer.
A real neighbourhood centre, but small next to the town centre.
506 m² lettable: 415 m² shop on the ground floor, about 91 m² of service space upstairs
Used as given. Floor areas in public registers are unreliable, so Anvest works with the brochure.
Built in 1970, sold as is, where is
The public registers also give 1970. The buyer takes every defect, seen or unseen.
Anvest budgets €25,300 of catch-up works in month 18 (€50 per m²). Ask for a building survey.
Energy label A
Not checked: the energy label register is outside the data this page can reach.
Zoning 'Centrum' (plan Holy-Zuidwest): shops, supermarkets, services, offices, food and drink up to category 3; homes allowed upstairs
Not checked yet: the zoning map is outside the data this page can reach.
If it holds, the 91 m² upstairs could one day become a flat.
Vlaardingen K 5511, 442 m², on own land
Parcel K 5511 of 442 m² lies under the address in the public registers. The unit next door, number 45, sits on its own 53 m² parcel.
Ownership and charges not checked; ask for the title extract.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Loper Zuid | €34.6k | !8% below Vlaardingen (€37.7k) |
| People aged 65 and over, Loper Zuid | 44.3% | !twice the town's 20.7% |
| Homes within 500 m | 3,574 | ✓10,046 within 1 km |
| Shops and food outlets within 500 m | 57 | ●50 shops and 7 food outlets |
| People in Vlaardingen, 2016 to 2026 | +7.9% | ●77,480 now; the country grew 6.8% |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| HEMA, variety store: 415 m² shop floor and 91 m² upstairs | 506 | €95.7k | 30 Apr 2030 |
- Retail segment
- Daily goods
- Lease
- ends 30 Apr 2030, 3.5 years left
- Rent against market
- rack rented
- Build year
- 1970
- Energy label
- A (brochure, not verified)
- Zoning
- Centrum, plan Holy-Zuidwest: shops, services, offices, food and drink up to category 3; homes allowed upstairs (brochure, not verified)
- Cadastre
- Vlaardingen K 5511, 442 m², on own land (brochure); the parcel lies under the address
Analysed 11 Oct 2026 · model anvest-model v0.3
Offered by Kolpa van der Hoek Bedrijfsmakelaars · kolpa.nl · listing
Anvest has no ties to the seller or the agent.
