Gruttolaan 214, Ballum
Unlock full financial data
Get revenue, ROI calculations, AI audits, and investment scores for every property.
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.
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.
Recreational zoning (recreatiewoning)
Recreatiebestemming: the home is zoned for holiday use, which is the cleanest route for short-let investment. Permanent year-round residence is often not permitted — the listing does not say either way, so verify the bestemmingsplan with the municipality.
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 10.4% overdrachtsbelasting, notary, legal and furnishing) and after Dutch box 3 — a deemed return on the asset's value, not a tax on the rent received. Park charges and a letting-agency share are deducted where they apply. Box-3 rules are under reform; confirm with a Dutch tax adviser.
Property details
Description
Deze riet gedekte knusse recreatiewoning Akkerduin aan de Gruttolaan 214 te Ballum is een aantrekkelijk gelegen bungalow op Ameland, ideaal voor zowel eigen gebruik als verhuur. De woning is gelegen op een royaal perceel van 800 m² op een rustige plek en dichtbij een prachtig bos- en duingebied. Het strand van Ballum bevindt zich op loopafstand. Met een woonoppervlakte van circa 94 m² biedt deze vrijstaande bungalow alle ruimte en comfort voor een ontspannen verblijf. Entree met hal. toilet en trapopgang en toegang tot de lichte woonkamer, met een oppervlakte van ongeveer 30 m², is ruim opgezet en staat in directe verbinding met een dichte keuken van 10 m², die volledig is uitgerust met moderne inbouwapparatuur. Dit maakt het een ideale plek om te koken. De badkamer bevindt zich op de begane grond. De badkamer heeft een praktische indeling met een douche en wastafel. De badkamer is in 2021 gerenoveerd. De woning beschikt over 2 slaapkamers op de eerste verdieping . Dit maakt de bungalow uitermate geschikt voor families. Buiten is er een zonnig terras van 25 m², perfect om te ontspannen in de rustige, groene omgeving. De goed onderhouden tuin, die volledige privacy biedt, maakt het geheel compleet. Dankzij de gunstige ligging, dicht bij het strand en het dorp Ballum, is dit een prachtig gelegen vakantiewoning. Akkerduin ligt rustig en beschut met tuin rondom aan de rand van de duinen bij het pittoreske dorpje Ballum en staat garant voor een fantastisch verblijf op het prachtige Waddeneiland Ameland.
Airbnb Match Identified
Photo-verified · 98% confidence
Active Rental Income Detected
This villa is actively listed on Airbnb at $230/night with 5 reviews. This is a newer listing building its reputation.
Revenue assumptions
Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured asking-to-booked factor (~−33% on Bali). 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.Total return estimate
OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.Ask Brixfox AI
Conversational analysis — questions about this listing, answered from real data.
Try one of these
Create a free account to ask 2 free AI questions — Pro is unlimited.
Where it sits — and the comps around it
The Airbnb listings behind the market evidence above, on the map.
Location
Ballum
Approximate area
Loading Map...
Villa Scorecard
Upgrade to Pro to see full scorecard analysis
Interested in this property?
Your inquiry goes directly to the listing agent — with your Brixfox analysis attached, so you arrive as a qualified buyer, not a cold email. Brixfox adds no fee.
Data Sources & Methodology
ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — management or self-managed OTA + staff/local operations, 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.