Week 40 · 3/5 · shop with upstairs space · #0003
Oranjelaan 5
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 965 m away.
The verdict
Pass at asking.
A hair salon in a 1961 parade on the edge of Zoetermeer's old village, with the upstairs sublet to two beauty businesses. At €365k it returns 3.4% a year over ten years, before any loan; this location needs 8.25%. It works at about €258k.
| Figure | Value | Against |
|---|---|---|
| Works at | €258k | ✕29% below asking |
| NIY at asking | 5.7% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 3.4% | ✕needs 8.3% |
| With a 55% loan | −0.1% | ✕worse than no loan |
| Confidence | Low | ● Rent from the brochure; the lease itself (dates, index clause, subletting consent) is not given, so the lease end is assumed. Floor areas used as given. |
What matters most
- 1AgainstA parade, not the centre13 vs 75✕
shops and food outlets within 100 m, against Zoetermeer's busiest spot
- 2AgainstThe association takes a bite14%✕
of the rent goes to the owners' association; the brochure's 7.74% gross is about 5.7% net at asking
- 3MixedNo sign the rent is too high€236 per m²!
a year over both floors, against €286 asked for a newer ground-floor unit at Oranjelaan 72; the salon needs about €257k of yearly sales
The flip
Rent at the next lease end, against todayUp: it becomes Uncommon (works within 15% of asking) if the rent at the next lease end, assumed for 2030, comes in at least 20% above today's. Rare would need 34%. Rents are in today's money; the model grows market rent 1.5% a year.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
120 m²: a salon on the ground floor and a former flat upstairs of about 62 m², with its own front door on the gallery
Used as given. Floor areas in public registers are unreliable, so Anvest works with the brochure. The register does show two units in this 1961 block: the shop (no. 5) and an upstairs unit registered as office (no. 7).
Ask for the floor plans: the brochure does not make clear whether the 120 m² includes the upstairs.
Built in 1961
Building from 1961.
Budgeted €50 per m² of catch-up works inside the unit.
Shop and upstairs each have their own cadastral number
Consistent: two register units and owners' association contributions for two rights (nos. 5 and 13). The block stands on parcel Zegwaard C 2468 (731 m²).
The rights themselves are in the paid land register; ask for the split deed.
Rent €2,355 a month after a 2026 adjustment
The lease itself is not in the brochure: no start date, end date or index clause.
Ask for the lease. Anvest assumes it runs to the end of 2029.
Hair salon as main tenant; upstairs sublet to a nail stylist and a beauty therapist
A salon needs about €257k in yearly sales to keep this rent under 11% of turnover; the two sub-tenants carry part of it.
Subletting usually needs the landlord's consent; ask whether it was given, and what the sub-tenants pay.
Location: shopping centre in a residential area
A parade with 19 shops and 1 food outlet among 71 homes on the Oranjelaan; 13 shops and food outlets within 100 m. The Dorpsstraat is 383 m away, the Stadshart mall 965 m.
A neighbourhood parade, and priced as one.
Gross yield about 7.74%; about 6.64% after the owners' association
The arithmetic checks out, but it is before tax, management and the buyer's costs. After those and the association, about 5.7% at asking in year one, before any empty months.
The upstairs is easy to split off into a flat
It has its own front door on the gallery and its own register unit. Splitting needs the tenant's agreement or the lease to end, the association's consent, permits and works (stairs, floor, utilities, kitchen and bathroom).
An option, not in the price.
Energy label to follow before the transfer
Not available yet.
Owners' association €334.99 a month (2026)
Used in the model: €4,020 a year, rising with costs.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Dorp | €37.9k | ●2% below Zoetermeer (€38.8k) |
| Average home value | €328k | !13% below Zoetermeer (€375k) |
| Homes within 500 m | 2,495 | ✓customers within a five-minute walk |
| Shops and food outlets within 500 m | 187 | ●151 shops and 36 food outlets |
| People in Zoetermeer, 2016 to 2026 | +5.4% | ●130,836 now; 141,200 forecast for 2036 |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| Hair salon with upstairs space, one lease | 120 | €28.3k | open |
- Retail segment
- Hair and beauty
- Lease
- ends 31 Dec 2029, 3.2 years left, assumed
- Rent against market
- rack rented
- Build year
- 1961
- Cadastre
- Two apartment rights (owners' association nos. 5 and 13); block on parcel Zegwaard C 2468 (731 m²)
Analysed 30 Sep 2026 · model anvest-model v0.3
Offered by De Drie Kastelen Makelaardij · dedriekastelen.nl · listing
Anvest has no ties to the seller or the agent.
