Buy-to-let homes in Culemborg
Free beta · pilotHomes for sale in Culemborg, judged as long-term rentals. For each home that passes the checks (20 of the 134 read at the last check): the WWS rent-control points and the legal maximum rent where they cap it, the market rent from comparable homes for rent nearby, three scenarios (let as is, refresh, full renovation) and a ten-year forecast.
Model NL-LTR-2026.19, recomputed nightly, checked 12 Nov 2026. Headline: let as is, box 3 (2026), without a mortgage, 3.3%/yr value growth (assumption). Withheld homes are counted, not shown. Not advice.
- Assumption: the yearly appreciation is the average of two one-year bank forecasts for 2027 (ABN AMRO 2.5%, October 2026; Rabobank 4.1%, March 2026), applied to all ten years: neither bank forecasts beyond 2027. In September 2026 Rabobank expected 3.2% for 2027 not verifiedSource: ABN AMRO, Woningmarktmonitor "Beter in 2026, grotere afkoeling in 2027", 1-10-2026 (abnamro.com): 2027 +2,5%; RaboResearch, Kwartaalbericht Woningmarkt "Huizenprijzen stijgen dit jaar beperkt", 12-3-2026 (rabobank.nl): 2027 +4,1%; het gemiddelde (3,3%) als eigen aanname voor alle tien jaar · checked 5 Nov 2026
134 of 134 homes for sale read · 20 with a published forecast, of which 12 indicative · 114 withheld (81 too few comparable rents; 16 a possible owner-occupation or target-group duty on new build; 14 what the advert says about letting, or an advert with no full text; 2 possibly outside the municipality; 1 other reasons).
Medians for Culemborg are shown from 30 homes with solid rent evidence; today there are 8.
Browse the homes
Ravelijnstraat 59
4102 AH Culemborg
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Chopinplein 169
4102 CS Culemborg
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Kloosterstraat 2 a
4101 CV Culemborg
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Ridderstraat 184 b
4101 BK Culemborg
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Under offerJan van Riebeeckstraat 84
4105 BC Culemborg
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Under offerFrisolaan 17
4101 JZ Culemborg
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Prijssestraat 9
4101 CM Culemborg
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Under offerPrijssestraat 57 a
4101 CP Culemborg
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Ridderstraat 4 b
4101 BK Culemborg
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Chopinplein 183
4102 CT Culemborg
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Wenemar van Redichemstraat 10
4106 AH Culemborg
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Argusvlinderlaan 23
4105 TA Culemborg
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Ravelijnstraat 17
4102 AG Culemborg
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Kleine Kerkstraat 3
4101 CG Culemborg
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
The 20 homes shown
Counted over the 20 published homes on this page, of which 6 are sold subject to conditions.
Rent segment (WWS points)
- Social rent0
Under 144 WWS points: the legal maximum rent is low and binding.
- Mid-rent2
144 to 186 points: the legal maximum rent applies (Wet betaalbare huur).
- Free sector5
187 points or more: the market rent applies.
- Undecided13
The points band crosses a boundary; each home’s page names the rubric that decides it.
Best scenario
- Let as is19
- Full renovation1
Where the rent comes from
- Comparable rents within 8 km5
- Legal maximum (WWS points)15
Data freshness
- Last home read
- 11 Nov 2026
- Last forecast
- 12 Nov 2026
Condition judged from photos for 20 of 20 homes
How to read these numbers
- Prices are asking prices from the advert, not sale prices. The forecasts buy at the expected purchase price: the asking price plus the average overbid for the type of home (NVM figures for Q3 2026, via a secondary source), moved to the NVM region’s own figure where one was read (the rules below name it), none after a price cut or on a new build.
- The market rent comes from comparable homes for rent: the same type, a similar size and the same or a neighbouring kind of house (a detached house is not priced off terraced homes), first within 1 km, then 2.5 km, then 8 km. With fewer than 5 comparable homes in the widest ring, or when a few of them carry most of the weight, the rent is withheld and the home shows no yield. Each home says which applies.
- Under 187 WWS points the legal maximum rent applies (Wet betaalbare huur): the model uses the lower of the market rent and that maximum.
- Box 3 (2026) taxes an assumed return on the WOZ value above the tax-free allowance, whatever the rent; each home’s forecast shows the amount (the Tax row).
- Cash flow is after the running costs: a yearly maintenance allowance plus major work (exterior paint, the boiler) in the year it falls due, insurance, management, vacancy, the VvE contribution, OZB, sewerage and water-board charges. Each home’s page shows them year by year.
- Forecasts are without a mortgage (all equity), so they compare homes, not financing.
- The 10-year IRR includes 3.3% a year appreciation. That is an assumption: the average of two one-year bank forecasts for 2027, ABN AMRO’s (2.5%) and Rabobank’s (4.1%), applied to all ten years.
- Renovation costs are estimated ranges until there are quotes.
Municipal rules: Culemborg
province of Gelderland · Zuidwest-Gelderland region · water board Rivierenland · tax year 2026
Notes on the register and quotes from it are shown as written, in Dutch.
Two rules are not read yet and so withhold forecasts: the ground lease (erfpacht) conditions on letting and the occupation duty on new build sold by project. Homes they may apply to are not shown here.
Owner’s charges
- Property tax (OZB), owner
- 0.0929% of the WOZ valueSource: Verordening op de heffing en de invordering van onroerende-zaakbelastingen 2026 Culemborg, CVDR754137/1, art. 5 lid 2 (lokaleregelgeving.overheid.nl)checked 1 Nov 2026"b. de eigenarenbelasting 1. voor onroerende zaken die in hoofdzaak tot woning dienen 0,0929%"; vastgesteld 11 december 2025 ("Aldus besloten in de vergadering van de Raad, gehouden op 11 december 2025"), heffing vanaf 1 januari 2026
- Sewerage charge, owner
- €297 a yearSource: Verordening op de heffing en invordering rioolheffing 2026 Culemborg, CVDR754142/1, art. 3, 5 en 6 (lokaleregelgeving.overheid.nl)checked 1 Nov 2026"Het tarief voor het eigenarendeel bedraagt € 297,00"; alleen een eigenarendeel (art. 3), een vast bedrag per perceel (art. 5); geen gebruikersdeel
- Water board levy (watersysteemheffing) · Rivierenland
- 0.03794% of the WOZ valueSource: Verordening op de watersysteemheffing Waterschap Rivierenland 2026, CVDR749008/1, art. 10 lid 1 (lokaleregelgeving.overheid.nl)checked 1 Nov 2026"bedraagt het tarief van de heffing voor onroerende zaken die in hoofdzaak tot woning dienen 0,03794% van de heffingsmaatstaf"; woningen 2026; buitendijks 0,01897% (art. 10 lid 3)
Buy-to-let protection (opkoopbescherming)
Not in force according to the sources found.
de Legesverordening 2026 reserveert de leges ("Artikel 3.17 Verhuurvergunning opkoopbescherming | reserveren") en er is geen Huisvestingsverordening (register, alle data, en Gemeenteblad: geen). Los van de opkoopbescherming: nieuwbouw, mogelijk zelfbewoningsplicht, niet geverifieerd (geen bron: niet gezocht): niet gezocht: bij de wettencheck van deze gemeente is niet gezocht naar een plicht op nieuwbouw (een zelfbewoningsplicht, een instandhoudingstermijn voor sociale koop of een vergunning voor de bewoner) in een doelgroepenverordening, beleidsregels over zelfbewoning, het omgevingsplan of de verkoop- en uitgiftevoorwaarden van de gemeente (vastgesteld op 2026-11-11). Niet gezocht is niet hetzelfde als geen plicht. Tot die teksten zijn nagelezen houdt het model een nieuwbouwwoning en een woning uit de laatste vijf bouwjaren achter, bij elke prijs, ook waar alleen de advertentie nieuwbouw, een recente oplevering of een transformatie noemt; vijf jaar is de aanname van het model voor een termijn die niemand las, geen termijn uit een tekst van deze gemeente
Landlord permit (verhuurvergunning)
No landlord permit found. not verified
alleen een aanwijzingsbesluit toezichthouders voor de landelijke regels van de Wet goed verhuurderschap, geen verhuurverordening; de APV heeft geen verhuurvergunning; alleen gezocht, niet als afzonderlijk punt door de tweede lezer gecontroleerd (wettencheck 2026-11-01)
Assumption: no landlord-permit ordinance (verhuurverordening, Good Landlordship Act) found in the rules of Culemborg (searched on 1 November 2026 by one reader; not confirmed)
Housing permit for the tenant (huisvestingsvergunning)
No housing permit for tenants found. not verified
geen Huisvestingsverordening in het register ("Geen resultaten gevonden"); de Legesverordening 2026 reserveert elke Huisvestingswet-vergunning; alleen gezocht, niet als afzonderlijk punt door de tweede lezer gecontroleerd (wettencheck 2026-11-01)
Assumption: no housing permit for a tenant: no housing ordinance (huisvestingsverordening) found in the rules of Culemborg (searched on 1 November 2026 by one reader; not confirmed); a housing ordinance is expected to be compulsory from 1 January 2028: the model withholds a home once its transfer could be registered on or after that date
Ground lease (erfpacht)
Letting in the ground lease terms
Not established: what the ground lease terms of Culemborg say about letting has not been read. They may make letting subject to the municipality’s consent or restrict it. A home whose advert does not show it in full ownership therefore gets no rental forecast.
Not read (Dutch): of er erfpacht op woningen is en wat de voorwaarden over verhuur zeggen, is niet gezocht
Overbidding in the region
On average +2.5% on the asking price in the Zuidwest-Gelderland region, Q3 2026.
Assumption: the expected purchase price uses the NVM's regional overbid, a market figure, not an official source