Koele 20, Appelscha
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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; the park charge is the figure this listing states rather than a market assumption. Box-3 rules are under reform; confirm with a Dutch tax adviser.
Property details
Description
Aan de rand van het villapark, direct aan bos gelegen, volledig geïsoleerde, VRIJSTAANDE RECREATIEWONING met SLAAP- & BADKAMER op BEGANE GROND. De woning is gebouwd in 2005, is voorzien van 2 badkamers, sauna en staat op een ruim perceel van 733 m². Buitenplaats de Hildenberg grenst direct aan het Drents-Friese Wold en is een perfecte uitvalsbasis voor wandelaars en fietsers. Het villapark keurig onderhouden en door het park slingert een fraaie 9-holes golfbaan. Bij de entree van het villapark staat het receptiegebouw waarnaast ook Grand Café De Hildenberg is gevestigd. Op ca. 200 meter afstand ligt het bosbad van Appelscha, een verwarmd openluchtbad. Indeling: Begane grond: Entree/hal, meterkast, toilet met fontein, bijkeuken met wasmachineaansluiting en met loopdeur naar buitenzijde. Badkamer met ligbad, douche en wastafel, royale slaapkamer, ruime woonkamer met open keuken voorzien van o.a. koelkast, combimagnetron en vaatwasser. 1e verdieping: Overloop, berging met CV-opstelling, 2 royale slaapkamer waarvan 1 met sauna. Tweede badkamer met tweede toilet, wastafel en douche. Algemeen: Bouwjaar: 2005; Kaveloppervlakte ca. 733 m²; Woonoppervlakte ca. 103 m², overige inpandige ruimte ca. 0 m², gebouwgebonden buitenruimte ca. 0 m², externe buitenruimte ca. 11 m², inhoud ca. 383 m³; Verwarming en warmwatervoorziening door middel van CV-ketel. De woning is voorzien van betonvloeren. Tuin: Fraaie tuin rondom met achtertuin op het westen. Uitzicht op het achtergelegen bos. Goed om te weten: - In de koopakte zullen de volgende clausules worden opgenomen: ouderdomsclausule 2005. - Geen parklasten of verplichte lidmaatschap VvE. - Verhuurmogelijkheden via organisatie of in eigen beheer. - Volledig geïsoleerde woning. - Schuur in achtertuin ter overname. - De woning zal conform de Lijst van Zaken worden opgeleverd.
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
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Where it sits — and the comps around it
The Airbnb listings behind the market evidence above, on the map.
Location
Appelscha
Approximate area
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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.