Buy-to-let homes in Montferland
Free beta · pilotHomes for sale in Montferland, judged as long-term rentals. For each home that passes the checks (10 of the 161 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
161 of 161 homes for sale read · 10 with a published forecast, of which 9 indicative · 151 withheld (128 too few comparable rents; 16 not yet delivered, unfinished or being rebuilt; 4 a possible owner-occupation or target-group duty on new build; 2 ground lease (erfpacht) terms not known, or a ban on letting in them; 1 other reasons).
Medians for Montferland are shown from 30 homes with solid rent evidence; today there is 1.
Browse the homes
Klinkerstraat 133
7041 BA 's-Heerenberg
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Molenpoortstraat 44
7041 BG 's-Heerenberg
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Under offerHoge Witteveld 18
6942 RD Didam
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Groeneweg 22
7035 DL Kilder
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Under offerLupinenstraat 41
6942 VA Didam
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Under offerde Lijsterbes 2
6942 TL Didam
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
The 10 homes shown
Counted over the 10 published homes on this page, of which 4 are sold subject to conditions.
Rent segment (WWS points)
- Social rent0
Under 144 WWS points: the legal maximum rent is low and binding.
- Mid-rent0
144 to 186 points: the legal maximum rent applies (Wet betaalbare huur).
- Free sector8
187 points or more: the market rent applies.
- Undecided2
The points band crosses a boundary; each home’s page names the rubric that decides it.
Best scenario
- Let as is10
Where the rent comes from
- Comparable rents within 8 km9
- Legal maximum (WWS points)1
Data freshness
- Last home read
- 12 Nov 2026
- Last forecast
- 12 Nov 2026
Condition judged from photos for 10 of 10 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: Montferland
province of Gelderland · Achterhoek region · water board Rijn en IJssel · tax year 2026
Notes on the register and quotes from it are shown as written, in Dutch.
One rule is not read yet and so withholds forecasts: the ground lease (erfpacht) conditions on letting. Homes it may apply to are not shown here.
Owner’s charges
- Property tax (OZB), owner
- 0.1031% of the WOZ valueSource: Verordening Onroerende-zaakbelastingen Montferland 2026, CVDR747395, art. 5 lid 1 b (lokaleregelgeving.overheid.nl)checked 1 Nov 2026"b. de eigenarenbelasting 1. voor onroerende zaken die in hoofdzaak tot woning dienen 0,1031%"; heffing vanaf 1 januari 2026 (art. 10 lid 2)
- Sewerage charge, owner
- €0 a yearSource: Verordening Rioolheffing Montferland 2026, CVDR747403, art. 3 en 6 (lokaleregelgeving.overheid.nl)checked 1 Nov 2026"De belasting wordt geheven van degene die een perceel … al dan niet krachtens eigendom, bezit of beperkt recht of persoonlijk recht gebruikt, verder te noemen; gebruikersdeel"; alleen een gebruikersdeel (€ 2,90 per m³, voor de huurder), geen eigenarendeel
- Water board levy (watersysteemheffing) · Rijn en IJssel
- 0.036% of the WOZ valueSource: Verordening watersysteemheffing Waterschap Rijn en IJssel 2026, CVDR748056, 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 0,0360% van de heffingsmaatstaf"; woningen 2026; buitendijks 0,0090%
Buy-to-let protection (opkoopbescherming)
Not in force according to the sources found.
de raad trok de Huisvestingsverordening 2024 (zonder opkoopbescherming) in: "het intrekken van de Huisvestingsverordening Gemeente Montferland 2024 met ingang van 31 december 2024" (Gemeenteblad 2025, 89921); niets vervangt haar. Los van de opkoopbescherming: nieuwbouw, zelfbewoningsplicht (Woonvisie Montferland 2025-2035, Gemeenteblad 2025, 381863): "Bij nieuwe betaalbare koopwoningen leggen we een zelfbewoningsplicht en antispeculatiebeding van vijf jaar op om sterke prijsstijgingen af te remmen en verhuur van betaalbare koop te voorkomen." Beleid, toegepast in contracten; de zin noemt geen prijsgrens ("betaalbare" is niet als bedrag vastgelegd). De zin staat in de woonvisie (CVDR743746/1, geldend vanaf 04-09-2025) als maatregel 4 onder het kopje "Mogelijke maatregelen (nader uit te werken)"; de woonvisie rekent tot betaalbare koop woningen "met een aankoopprijs tot € 370.000"
Landlord permit (verhuurvergunning)
No landlord permit found. not verified
geen verhuurverordening (Wet goed verhuurderschap art. 5) in het register (titels met "verhuur" of "verhuurderschap": geen) of het Gemeenteblad (geen treffer voor "verhuurverordening"); de Legesverordening 2026 noemt geen verhuurvergunning (alleen de vergunning tot tijdelijke verhuur van de Leegstandwet); voor de huisvesting van arbeidsmigranten koos de gemeente een exploitatievergunning, geen verhuurdersvergunning: "Omdat er binnen de gemeente al enige ervaring is met werken met exploitatievergunningen, wordt voor dit laatste instrument gekozen." (Beleidskader huisvesting arbeidsmigranten Montferland 2024, § 2.3.3); alleen gezocht door één lezer: de tweede lezer van die dag las alleen de plichten voor nieuwbouw na (zelfbewoning, instandhouding, de vergunning voor de bewoner), niet deze vergunning (wettencheck 2026-11-11)
Assumption: no landlord-permit ordinance (verhuurverordening, Good Landlordship Act) found in the rules of Montferland (searched on 11 November 2026 by one reader; not confirmed)
Housing permit for the tenant (huisvestingsvergunning)
No housing permit for tenants found.
geen Huisvestingsverordening sinds 31-12-2024 (ingetrokken, Gemeenteblad 2025, 89921)
Ground lease (erfpacht)
Letting in the ground lease terms
Not established: what the ground lease terms of Montferland 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 +4.0% on the asking price in the Achterhoek region, Q3 2026.
Assumption: the expected purchase price uses the NVM's regional overbid, a market figure, not an official source