Dorpsstraat 241, De Koog
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 areaDe Koog · Wadden Islands
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Score, and what could go wrong
Brixfox Score
Worth underwriting.
Risk & what-if
The park, the zoning and the tax the numbers rest on
The park allows both pool and independent letting
Pool or independentOwners here can either join the park’s rental pool or let the home themselves. That choice is the single biggest lever on net yield in a park home — the pool trades a revenue share for filled weeks and zero effort; independent letting keeps the margin and the work. Confirm which options the current contract actually carries.
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.
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. 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
Mooi recreatie appartement (type B) gelegen op de begane grond aan de binnenzijde van appartementencomplex Bosch en Zee. Omgeving: Op korte afstand ligt het uitgestrekte strand, het Texelse dennenbos, diverse fiets- en wandelroutes en gezellige strandpaviljoens. Op loopafstand bevindt zich badplaats De Koog, waar u kunt genieten van een gevarieerd aanbod aan winkels, restaurants en meer. Indeling: Via de entree komt u in de hal, die toegang biedt tot de woonkamer, slaapkamer en badkamer. De woonkamer beschikt over een aparte zithoek en een eettafel. In de woonkamer staat tevens een slaapbank. Verder is er een schuifpui naar het terras en een open keuken, uitgerust met een spoelbak, elektrische kookplaat, magnetron, afzuigkap en koelkast. De slaapkamer is ingericht met twee losse eenpersoonsbedden. De nette badkamer is voorzien van een douche, wastafel en toilet. In het hele appartement ligt een "warme" pvc-vloer. Kijk voor de indeling ook op de plattegrond in de verkoopbrochure. Voorzieningen Bosch en Zee: Bij het appartement hoort een privéterras waar u heerlijk kunt ontspannen. Het complex biedt daarnaast diverse faciliteiten, waaronder een zwembad en een speeltuin. Inventaris: De complete gebruiksinventaris blijft achter. Kosten en opbrengsten: Een overzicht van de kosten en opbrengsten vindt u in de brochure. Verhuur en beheer: Het appartement is zeer geschikt voor recreatieve verhuur in combinatie met eigen gebruik. Bosch en Zee verzorgt de verhuur en het onderhoud van uw appartement. Er is geen verhuurverplichting. Btw/fiscaliteiten: Overweegt u de aanschaf van dit vakantie appartement? Het is verstandig om uw fiscalist te raadplegen voor advies over de fiscale gevolgen en mogelijkheden. Op het appartement is geen btw van toepassing. Extra: op 600 meter afstand bevindt zich zwemparadijs Calluna, waar gasten van Roompot gratis gebruik van mogen maken. Oplevering van dit goed onderhouden appartement zal in overleg geschieden onder de lusten en lasten van de lopende toeristische verhuur.
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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.