Buy-to-let homes in Neder-Betuwe
Free beta · pilotHomes for sale in Neder-Betuwe, judged as long-term rentals. For each home that passes the checks (34 of the 192 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 13 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
192 of 192 homes for sale read · 34 with a published forecast, of which 34 indicative · 158 withheld (79 too few comparable rents; 72 not yet delivered, unfinished or being rebuilt; 5 ground lease (erfpacht) terms not known, or a ban on letting in them; 1 what the advert says about letting, or an advert with no full text; 1 other reasons).
Medians for Neder-Betuwe are shown from 30 homes with solid rent evidence; today there are 0.
Browse the homes
Schoolstraat 10
4051 AV Ochten
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Maaskant 8
4051 EE Ochten
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Overste J M Kolffstraat 26
4041 CC Kesteren
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Kersengaard 13
4051 EB Ochten
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Prunusstraat 7
4051 GP Ochten
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
De Poort 19
4041 EM Kesteren
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
J van Damstraat 15
4041 VH Kesteren
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Dalwagenseweg 126
4043 MZ Opheusden
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Under offerPrunusstraat 5
4051 GP Ochten
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Meester K M van Dijkstraat 20
4043 SB Opheusden
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
G J Brenkmanlaan 2
4041 VJ Kesteren
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Maaskant 27
4051 ED Ochten
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Under offerEind 1
4051 BK Ochten
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Dalwagenseweg 114
4043 MZ Opheusden
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Swaenenstate 18
4043 KE Opheusden
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Tollenhof 4
4041 BJ Kesteren
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Meidoornstraat 20
4043 MH Opheusden
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Hoofdstraat 67
4041 AC Kesteren
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Under offerIr J H van Stuivenbergstraat 15
4041 VL Kesteren
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Papekamp 7
4051 DM Ochten
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Waalzicht 6
4051 BL Ochten
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Terra Nigrastraat 38
4041 ZG Kesteren
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
H Vervoornstraat 18
4041 VT Kesteren
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Burgemeester H Houtkoperlaan 34
4051 EX Ochten
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Under offerBurgemeester mr W C Tackstraat 19
4041 VM Kesteren
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Jacob Catsstraat 9
4041 XV Kesteren
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
Dokter G van Empelstraat 5
4043 LZ Opheusden
Let as is · incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Agent not yet linked
The 34 homes shown
Counted over the 34 published homes on this page, of which 7 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 sector33
187 points or more: the market rent applies.
- Undecided1
The points band crosses a boundary; each home’s page names the rubric that decides it.
Best scenario
- Let as is34
Where the rent comes from
- Comparable rents within 8 km33
- Legal maximum (WWS points)1
Data freshness
- Last home read
- 13 Nov 2026
- Last forecast
- 13 Nov 2026
Condition judged from photos for 34 of 34 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: Neder-Betuwe
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.
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
- 0.108% of the WOZ valueSource: Verordening onroerendezaakbelastingen 2026 Neder-Betuwe, CVDR750545/1, art. 5 lid 1 (lokaleregelgeving.overheid.nl)checked 1 Nov 2026"b. bij de eigenarenbelasting 1. voor onroerende zaken die in hoofdzaak tot woning dienen 0,1080 %"; vastgesteld 11 december 2025, heffing vanaf 1 januari 2026
- Sewerage charge, owner
- €213.15 a yearSource: Verordening riool- en waterzorgheffing 2026 Neder-Betuwe, CVDR756505/1, art. 2 en 6 lid 1 a (lokaleregelgeving.overheid.nl)checked 1 Nov 2026"a. een vast bedrag van € 213,15 voor een perceel uitsluitend in gebruik als woning"; eigenarendeel; het gebruikersdeel van een woning is € 0,00; vastgesteld 29 januari 2026, geldend vanaf 08-02-2026 (de verordening van december 2025, CVDR750554, had hetzelfde bedrag)
- 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 (versie 4, geldend vanaf 11-11-2026; de regel is ongewijzigd ten opzichte van versie 3, door twee lezers nagelezen op 2026-11-11) reserveert de leges ("Artikel 3.17 | Gereserveerd: Verhuurvergunning opkoopbescherming") en er is geen Huisvestingsverordening (register, alle data; het Gemeenteblad noemt alleen omgevingsplanteksten en de Verordening doelgroepen woningbouw 2023). Wel houdt die doelgroepenverordening aangewezen nieuwbouw in stand voor de doelgroep, sociale huur 25 jaar, middenhuur 15 jaar en sociale koop 5 jaar ("Sociale koopwoningen worden ten minste vijf jaar na ingebruikname onafgebroken in stand gehouden", art. 8 lid 3): een signaal in de advertentie, geen gemeentebrede regel. Los van de opkoopbescherming: nieuwbouw, instandhoudingstermijn (Verordening doelgroepen woningbouw Neder-Betuwe 2023, CVDR716049/1, art. 3, 6 en 8): "3. Sociale koopwoningen worden ten minste vijf jaar na ingebruikname onafgebroken in stand gehouden voor de in artikel 6 omschreven doelgroep als sociale koopwoning." (art. 8 lid 3; geldend vanaf 27-02-2024); prijsgrenzen € 200.000, € 225.000 en € 250.000 naar type (art. 3, prijspeil 2023, geïndexeerd), doelgroep tot 1,5 keer de lage DAEB-inkomensgrens (art. 6). Bindt alleen in het plan aangewezen nieuwbouw; de hoogste grens geldt hier
Landlord permit (verhuurvergunning)
No landlord permit found. not verified
alleen een aanwijzingsbesluit toezichthouders Wet goed verhuurderschap (Gemeenteblad 2024, 43714), geen verhuurverordening; de APV 2026 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 Neder-Betuwe (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 Verordening doelgroepen woningbouw 2023 verwijst naar een huisvestingsverordening die niet gepubliceerd is; 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 Neder-Betuwe (searched on 1 November 2026 by one reader; not confirmed); the 2023 ordinance on housing target groups refers to a housing ordinance that is not published; 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 Neder-Betuwe 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