West aan Zee 148, West-Terschelling
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Netherlands ownership, tax and letting rules
What it earns, what it costs to own, and the net yield
No Airbnb match on file
We have not confirmed this exact property on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.
Revenue assumptions
Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.Investment basis
The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.Rental turnover above €20,000 a year falls under 21% BTW — the lodging rate since 1 January 2026; camping pitches keep 9% — below it the kleineondernemersregeling (KOR) applies. Financing is not modelled: a mortgage lowers the Box 3 bill (debt at a 2.70% forfait) and adds interest.
Rental yield + value growth
Your net rental yield plus a yearly rise in the property's market value (land and building) that you choose. Value growth is an assumption, not data — which is why it starts at 0% and is kept out of the yield figures above.The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Netherlands ownership, tax and letting rules
Where it sits, and who confirms it
Location
Approximate areaWest-Terschelling · Wadden Islands
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Score, and what could go wrong
Brixfox Score
Consider carefully.
Risk & what-if
The park, the zoning and the tax the numbers rest on
The listing mentions holiday letting
Letting is referred to in the listing, but the text does not say under which regime — free independent letting or a park rental pool. Which of the two applies materially changes net yield, so treat it as the first question to the selling agent.
Annual charges stated in this listing
Ground lease (huurgrond / erfpacht)€2/yr
The plot is leased rather than owned, at about €2 per year on top of the purchase price. Check the remaining term, the indexation clause and what happens at expiry — a canon that is revised or a lease that ends inside your holding period changes the whole case.
Does not cover its running costs
On the revenue this property is modelled to earn and the annual charges deducted above, the costs exceed the rental income. The yield is shown as 0% rather than as a negative number — treat it as a cost to carry, not a return.
Permanent residence not permitted
Permanente bewoning niet toegestaan. This is a holiday-zoned home (recreatiebestemming): it may not be used as a year-round primary residence, and you cannot register at the address. That is normal for a Dutch recreatiewoning and says nothing about letting — the park contract and the municipality decide that. It also narrows the resale market to buyers who want exactly this.
Recreatiebestemming (recreatiewoning): permanent year-round residence is often not permitted — verify the municipality’s rules before buying. Huurgrond / erfpacht: the plot is leased, not owned, at about €2 per year on top of the purchase — check the term and the indexation clause.
The Netherlands has no national short-let register, so this is read from the listing — not a permit. Letting rules are set per municipality (and per park contract); confirm both with the gemeente and the seller before you buy. Guests pay toeristenbelasting per night wherever letting is allowed.
After-tax basis: net yield is on the all-in acquisition cost (asking price plus 8% overdrachtsbelasting, notary, legal and furnishing) and after Dutch Box 3 — a deemed return of 6.00% on the home's value, taxed at 36%, not a tax on the rent received. Park charges (the listing's figure where it states one, otherwise a market assumption you can edit in the P&L), utilities and a letting-agency share are deducted; the ground rent is the figure this listing states rather than a market assumption. Financing lowers the Box 3 bill — debt counts against it at a 2.70% forfait — and is not modelled here. Rental turnover above €20,000 a year falls under 21% BTW — the lodging rate since 1 January 2026; camping pitches keep 9% — below it the KOR applies. Box-3 rules are under reform; confirm with a Dutch tax adviser.
Property details
Listing text from the makelaar, in Dutch
TE KOOP: Vrijstaande 6 persoons recreatiewoning, met inpandige garage, gelegen in de duinen van West aan Zee. Te midden van het prachtige duinlandschap van West aan Zee staat recreatiewoning genaamd "Wielewaal", een ruime en vrijstaande woning gesitueerd op een royaal perceel van 1.170 m² erfpachtgrond. Deze recreatiewoning ligt op zeer korte loopafstand van het Noordzeestrand, perfect voor liefhebbers van zon, zee en strandwandelingen. "Wielewaal" is geschikt voor zes personen en beschikt over een lichte en ruime woonkamer met toegang naar het terras, een recent vernieuwde keukenopstelling, drie comfortabele tweepersoonsslaapkamers, een separaat toilet en een aparte douchegelegenheid. De woning wordt omringd door een ruime duintuin met een zonnig terras op het zuiden, waar je volop kunt genieten van rust en natuur. Aan de oostzijde van de woning bevindt zich een ruime garage, ideaal voor het stallen van uw fietsen, het opbergen van spullen of het parkeren van uw auto. Deze ruimte biedt bovendien potentie om (deels) bij de woning te worden betrokken. Via een vlizotrap is de bergzolder bereikbaar, die extra mogelijkheden biedt om het woonruimte verder te vergroten. De woning is daarnaast uitgerust met 9 zonnepanelen en een zonnecollector, wat bijdraagt aan een duurzaam energieverbruik. Indeling Middels de entree aan de noordzijde betreedt u de woning in de hal, de hal biedt toegang tot het toilet, badkamer, keuken, woonkamer, drie slaapkamers en de aangebouwde garage. Woonkamer, afmeting ca. 6.90 x 3.50/3.95 m Keuken, afmeting ca. 2.50 x 2.75 m Badkamer, afmeting ca. 1.15 x 2.15 m Toilet, afmeting ca. 0.90 x 1.35 m Slaapkamer (1), afmeting ca. 2.95 x 3.50 m Slaapkamer (2), afmeting ca. 2.95 x 2.45 m Slaapkamer (3), afmeting ca. 2.95 x 2.50 m Garage/Schuur, afmeting ca. 3.65 x 5.75 m Eerste verdieping Middels een vlizotrap in de garage/schuur is de bergzolder te betreden. Vloeroppervlakte bergzolder, afmeting ca. 12.75 x 6.90 m Nokhoogte bergzolder, afmeting ca. 2.35 m Tuin Ruime (duin)tuin rondom de woning met een aangelegd terras op het zuiden. Parkeergelegenheid op eigen terrein aan de oostzijde. Bijzonderheden * Betreft de erfpachtgrond: de eigenaar van de grond is Staatsbosbeheer. De canon (voor de gehele kavel) is ca. € 1,60 per jaar en staat vast tot 2052; * Levering in overleg; * Meubilering mogelijk; * Reeds gemaakte verhuur afspraken 2026 dienen te worden gerespecteerd; * Bezichtigingen op afspraak; * De verkoper behoudt zich het recht van gunning voor. Voor meer informatie over deze woning of het plannen van een bezichtiging, kunt u contact opnemen met Makelaardij Terschelling. Bel 0562 448433 of stuur een e-mail naar Wij staan graag voor u klaar!
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Property Underwriting Report
PDF report · one-time purchase · this property
- The page’s own figures, line by line
- Every purchase cost and the all-in total
- Occupancy and offer-price what-ifs
- Netherlands ownership, tax and letting rules
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›
ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Market factors in Netherlands may impact actual yields.