Week 45 · 5/5 · shop unit · #0025
Thomas a Kempisstraat 48
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 851 m away.
The verdict
Worth €330k?
A corner shop let to a dental practice until July 2032, on a busy district shopping street in Zwolle. At €330k it returns 8.1% a year over ten years, before any loan; this location needs 7.25%. It works at about €350k, 6% above asking.
The appeal
A dentist on a busy corner
A dental practice that fitted out a bare shell, on a busy corner of a district shopping street in a growing top-20 shopping city.
| Figure | Value | Against |
|---|---|---|
| Works at | €350k | ✓6% above asking |
| NIY at asking | 6.3% | ●year-one net rent against price plus costs |
| Your return at asking, no loan | 8.1% | ✓meets the 7.25% needed |
| With a 55% loan | 9.6% | ✓debt helps |
| Confidence | Low | ● The brochure gives no rent: Anvest works it back from the stated 8.12% gross yield. Lease dates and use from the brochure; the tenant was not traced online. Owners' association costs are a placeholder. Floor area used as given. |
Watch: we email you if the asking price drops or the verdict changes.
What matters most
- 1ForA dentist, let to July 20325.4 years✓
of lease left at purchase, to a dental practice that took the unit as a bare shell in 2022
- 2AgainstRent about double the street's€298 per m²✕
a year, against €114 to €148 asked for four bigger units on the same two streets
- 3MixedThe rent isn't in the brochure€26.8k!
a year, worked back from the stated 8.12% gross yield; the lease itself sits in a data room
The flip
Rent at the 2032 lease end, a year, in today's moneyUp: at today's rent it is already Secret Rare (works 5% or more above asking). Down: if the rent after the July 2032 lease end falls to €26,500 a year or less it becomes Rare (works within 5% of asking), at €23,400 or less Uncommon, and at €20,400 or less Common; at €148 per m², the top asking rent nearby, the unit would bring about €13,300. Owners' association costs from €2,200 a year would also make it Rare; the brochure gives none. Rents are in today's money.
Playground
Loading the model.
Yellow = changed from Anvest's assumptions.
The brochure, checked
Corner unit at the junction of Vechtstraat and Thomas a Kempisstraat, a busy district shopping street
58 shops and food outlets within 100 m, 45% of the 128 at Zwolle's busiest spot (Koningsplein), 851 m away. The district centre along the two streets has 141 shops and 11 food outlets.
A busy district street, a step below the city centre.
About 90 m², called VVO in the key features and b.v.o. in the floor area section
Used as given. The brochure calls the same 90 m² both lettable and gross floor area. Floor areas in public registers are unreliable, so Anvest works with the brochure.
Built in 1985, well maintained
Public registers also give 1985.
Budgeted €50 per m² of catch-up works, as for every building over 25 years old.
Let for dental work from 1 July 2022 to 1 July 2032, as a bare shell
No dental practice found online at this address; a business directory still lists a shop with shop opening hours here.
Ask for the lease, the tenant's name and its accounts; the brochure keeps them in a data room.
Gross initial yield of 8.12%, 'over 8%'
The brochure gives no rent. 8.12% of €330,000 is about €26,796 a year, the rent Anvest uses.
Ask for the rent, the index clause and what the rent includes.
Rent of about €26,796 a year, about €298 per m²
Four bigger units on the same two streets ask €114 to €148 per m² a year (161 to 525 m²): Thomas a Kempisstraat 29-B €148, Thomas a Kempisstraat 5 €142, Vechtstraat 100 €128, Vechtstraat 4-6 €114. Small units fetch more per m², but this is about double.
If the practice leaves in 2032, a new tenant is likely to pay less; the 2032 rent slider shows what that does.
Cadastral number Zwolle B 6440 A1
The A1 marks an apartment right: the building holds this shop and two flats above (48A and 48B), so there is an owners' association. The brochure gives no association costs; Anvest assumes €1,980 a year.
Ask for the split deed and the association's budget and reserves.
Zoning 'Detailhandel - Bovenwoning' (plan Diezerpoort), with room for services and for food and drink
Not checked: the zoning map is outside the data this page can reach. The zoning line the brochure quotes names retail and services, not food and drink.
Ask the town before counting on food and drink as a second use.
Energy label A, valid to 28 June 2032
Not checked: the energy label register is outside the data this page can reach.
Sale subject to the owner approving the buyer
The seller keeps the choice of buyer, and the lease papers only open after a signed participation statement.
The neighbourhood
| Measure | Value | Against |
|---|---|---|
| Household income, Bagijneweide | €36.3k | !10% below Zwolle (€40.3k) |
| Average home value | €374k | ●in line with Zwolle (€375k) |
| Homes within 500 m | 2,740 | ✓and 222 within 100 m |
| Shops and food outlets within 500 m | 200 | ✓174 shops and 26 food outlets |
| People in Zwolle, 2016 to 2026 | +7.4% | ✓134,147 now; the country grew 6.8% |
About this card
| Unit | m² | Rent a year | Lease end |
|---|---|---|---|
| Dental practice, let as a bare shell from 1 July 2022 to 1 July 2032 | 90 | €26.8k | 30 Jun 2032 |
- Retail segment
- Services
- Lease
- ends 30 Jun 2032, 5.7 years left
- Rent against market
- overrented, 101% above market rent
- Build year
- 1985
- Energy label
- A, valid to 28 June 2032 (brochure, not verified)
- Zoning
- Detailhandel - Bovenwoning, plan Diezerpoort (brochure, not verified)
- Cadastre
- Zwolle B 6440 A1, an apartment right (brochure); the building holds this shop and two flats above
Analysed 31 Oct 2026 · model anvest-model v0.3
Offered by Rodenburg Bedrijfsmakelaars · rodenburg.nl · listing
Anvest has no ties to the seller or the agent.
