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
Paltrokmolen 39
Free beta · pilot1823 GT Alkmaar
For saleUndecidedBest scenario: Full renovation
The points band crosses a boundary; the rubric that decides it is named on the page.
Asking price
€395,000buyer pays costs (k.k.)
An asking price, not a sale price.
Expected purchase price
€411,985+4.3% on the asking price: the national average for a terraced house (NVM figures for Q3 2026, via a secondary source; not yet checked against NVM itself). The forecast buys at this price.
- Living area
- 102 m²
- Asking price per m²
- €3,873
- Energy label
- C
- Built
- 1980
- Rooms / bedrooms
- 5 / 4
- Bathrooms
- 1
- Plot
- 156 m²
- Type
- House · terraced house
Rent used, per month
€1,201
Legal maximum (WWS points)
IRR over 10 years
2.5%
incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
IRR without appreciation
−0.4%
10 years, 0% appreciation, without a mortgage: the stored cell of the sensitivity grid.
Cash flow year 1, after tax
€2,089
0.5% of the total investment of €447,694: expected purchase price €411,985 + transfer tax (8%) and other purchase costs €35,709. No mortgage.
Net rental yield year 1, before tax
1.9%
Gross rental yield: 3.6% · Rent × 12 ÷ asking price.
Let as is, without a mortgage, box 3 (2026). After maintenance and running costs.
Cautious rent scenario
The same forecast as above at a cautious rent: the median rent of the comparable rentals × 0.88. In our test on let homes, one in four let below that rent. It shows what the rent assumption puts at stake.
Cautious rent, per month
€1,201
The rent used is already below the cautious rent, so the cautious scenario keeps it.
Cash flow year 1, after tax
€2,089
0.5% of the same total investment of €447,694
IRR over 10 years
2.5%
incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Cash flow year 1 against the forecast
€0
a year, against €2,089 at €1,201 rent a month
Already deducted in year 1: maintenance and running costs
Maintenance €3,500 in year 1 (a yearly amount; it rises with costs, see the year-by-year table)
Major maintenance planned within ten years
- Year 7: exterior paint€6,958
Other running costs, year 1
- Management
- €692
- Insurance
- €400
- Property tax (OZB)
- €196
- Sewerage charge
- €216
- Water board levy
- €129
- Running costs year 1, total (incl. maintenance and major maintenance)
- €5,132
- Vacancy (year 1)
- €576
- Tax (year 1)
- €6,610
Assumed for this home: Property tax (OZB), owner, Alkmaar: 0.0536% of the WOZ; Sewerage charge, owner, Alkmaar: €216 a year; Water board levy, owner, Alkmaar: 0.0353% of the WOZ
From the stored ten-year forecast (let as is, box 3 2026). Costs are assumptions, not quotes.
Location and plot
Aerial photo with the cadastral plot boundaries. Choose “Rent comparison” to see where the 6 comparable rentals from the table lie.
Loading the map…
Rent-control points (WWS)
Points model WWS-2026.1Points band
182–222 points
Social ≤ 143 · mid-rent 144–186 · free sector ≥ 187
Why “undecided”
The band runs from 182 to 222 points and crosses the line between mid-rent and free sector. The rubrics that still carry a range decide which side it lands on: Room floor area (82–94), Kitchen (4–14), WOZ value (32.25–40), Heating and cooling (12–18), Bathroom fittings (10.5–14.5). Room floor area (82–94) matters most: it carries the widest range. While the band crosses the line, the model caps the rent at the legal maximum at the bottom of the band: it uses the lower of the market rent and that maximum.
Legal maximum rent
€1,201
a month, at the bottom of the band (182 points; exactly €1,200.61)
WOZ value
€335,750 – €395,000
Estimated from the asking price: the actual WOZ assessment is not known yet, and it can move the points.
Check it yourself with the Huurcommissie’s Huurprijscheck| Rubric | Min | Max | How it was counted (model note) |
|---|---|---|---|
| WOZ value | 32.25 | 40 | WOZ estimate band, §2.11.2 |
| Kitchen | 4 | 14 | assumption: kitchen unknown, 1 m … 2 m+ with extras up to the base |
| Parking | 0 | 0 | no shared parking stated (a private garage counts as overige ruimte, a private spot outside as buitenruimte) |
| Bathroom fittings | 10.5 | 14.5 | fixtures known, extras unknown (up to the shower/bath points, §2.6.2) |
| Outdoor space | 15 | 15 | listing: private outdoor m², §2.8.1 |
| Energy performance | 22 | 22 | energy label (NTA 8800 or NEN 7120), r.4.1 (§2.4.4) |
| Heating and cooling | 12 | 18 | rooms from the listing; a heated kitchen (0–2) and heated overige ruimten and verkeersruimten unknown (0–4), r.3 (§2.3) |
| Room floor area | 82 | 94 | assumption: vertrekken = 80–92% of the living area (verkeersruimte counts for nothing, §2.2) |
| Other indoor space | 4.5 | 4.5 | listing: overige inpandige ruimte + externe berging, §2.2.2 |
| Total | 182 | 222 |
Not counted by the model (11)
Model notes, as stored.
- section 7 (home adaptations for people with a disability: 1 point per €332 of net investment)
- section 9 (shared rooms, other spaces and facilities)
- rubriek 12 (bijzondere voorzieningen): zorgwoningen +35%, the aanbelfunctie with video and audio (0,25) and a laadpaal at a private spot (2); a laadpaal at a shared spot is counted with the parking
- the zolder rule (−5 on an attic without a fixed stair) and the minimum sizes of vertrekken (4 m²) and overige ruimten (2 m²): a floor plan is never available
- the rijksmonument +50 points rule for contracts signed before 1 July 2024 (the model forecasts new contracts: +35%)
- the validity of a label: an expired label scores by the construction year, but a listing rarely states the registration date, so every stated label counts
- the energieprestatievergoeding (32 points eengezins, 28 meergezins, in place of the label when an EPV is agreed)
- the conditions on cooling (a valid NTA 8800 label that includes it) and the up to 2 points for a home whose overheating risk is "laag": cooling counts per stated room
- WOZ-beschikkingen with waardepeildatum 1 January 2024 (€ 15.329, € 242/m², € 103/m²): the WOZ here is a 1-1-2025 estimate
- contracts starting in 2026: the 2026 text scores the construction years 1979–1983 at −5 and uses the minimum WOZ only when no WOZ value exists; this module follows the 2027 text there (Stb. 2026, 267)
- the rest of the WWS from 1 January 2027 (Stb. 2026, 267): no −5 without outdoor space, the WOZ-prijsopslag of art. 8b for a home the cap holds at 186, the WOZ divisor € 233/m² for a rijksmonument up to 40 m², and a bath plus a separate shower as 10 points (the unknown-sanitary maximum assumes a bath/douche at 7); and the 2027 maximum-rent table (Stcrt. 2026, 35093, +2,87%)
Rent
Market rent from the asking rents of comparable rentals, per month
Low (p25)
€1,273
€12.48 per m² a month
Median
€1,655
€16.23 per m² a month
High (p75)
€1,738
€17.04 per m² a month
Rent used in the forecast
€1,201
Basis: Legal maximum (WWS points)
Legal maximum rent
€1,201
The points cap the rent: the forecast uses the legal maximum, not the market rent.
6 comparable rentals 2.58 to 6.47 km away (weighted average 3.9 km)
The rents are adjusted to this home’s location, measured by what homes for sale within 1 km ask for their type and size (at most 15% per rental); 5 without a location index of their own are not adjusted.
Every rent in this table is an asking rent from a rental advert, not a contract rent.
Corrected per m² is the asking rent without furnishing and included service costs, carried to this home’s energy label, size and location (and, where the model has them, its dwelling type and building period): the market rent above rests on that rent per m², not on the asking rent per m² beside it. The factors under each rental are rounded to three decimals, so a sum checked by hand can differ by a few cents.
Market rent (median): the middle corrected rent per m² (weighted median) €16.23 × 102 m² = €1,655 a month. The forecast uses €1,201 a month (the legal maximum), not this market rent.
| Address | Distance | Living m² | Plot m² | Rooms | Bedr. | Label | Built | Asking rent | Asking rent per m² | Corrected per m² | Seen | Let or offline since |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| This hometerraced house | 102 | 156 | 5 | 4 | C | 1980 | ||||||
| Keerkring 101705 SR · terraced house | 2.58 km | 104 | — | — | 4 | – | 2005 | €1,895 | €18.22 | €17.04 | 11 Nov 2026 | 26 Jun 2026 |
Bare rent at this home’s energy label €1,762 (€16.94 per m²), from €1,895 asking rent: excl. service costs, upholstered ×0.93. Carried to this home: size ×1.006 · no location index, not adjusted for location = €17.04 per m². | ||||||||||||
| Betje Wolffstraat 341813 KJ · terraced house | 2.74 km | 75 | — | — | 4 | C | 1964 | €1,095 | €14.60 | €12.48 | 11 Nov 2026 | 3 Aug 2026 |
Bare rent at this home’s energy label €1,018 (€13.57 per m²), from €1,095 asking rent: excl. service costs, upholstered ×0.93. Carried to this home: size ×0.912 · location ×1.008 = €12.48 per m². | ||||||||||||
| Turkoois 141703 BH · terraced house | 4.12 km | 122 | — | — | 4 | C | 1979 | €1,275 | €10.45 | €11.03 | 11 Nov 2026 | 21 May 2026 |
Bare rent at this home’s energy label €1,275 (€10.45 per m²), from €1,275 asking rent: excl. service costs. Carried to this home: size ×1.055 · no location index, not adjusted for location = €11.03 per m². | ||||||||||||
| Mosagaat 221703 BP · terraced house | 4.16 km | 120 | — | — | 4 | C | 1979 | €1,995 | €16.63 | €16.23 | 11 Nov 2026 | 18 Sep 2026 |
Bare rent at this home’s energy label €1,855 (€15.46 per m²), from €1,995 asking rent: excl. service costs, upholstered ×0.93. Carried to this home: size ×1.05 · no location index, not adjusted for location = €16.23 per m². | ||||||||||||
| Waterradmolen 701703 PG · terraced house | 4.82 km | 100 | — | — | 4 | C | 1978 | €1,800 | €18.00 | €17.89 | 11 Nov 2026 | 18 Sep 2026 |
Bare rent at this home’s energy label €1,800 (€18.00 per m²), from €1,800 asking rent: excl. service costs. Carried to this home: size ×0.994 · no location index, not adjusted for location = €17.89 per m². | ||||||||||||
| Binnenhof 21851 ZP · terraced house | 6.47 km | 117 | — | — | 4 | C | 1995 | €2,200 | €18.80 | €16.65 | 11 Nov 2026 | still listed |
Bare rent at this home’s energy label €1,870 (€15.98 per m²), from €2,200 asking rent: furnished ×0.85. Carried to this home: size ×1.042 · no location index, not adjusted for location = €16.65 per m². | ||||||||||||
Let or offline: the advert was marked let or disappeared. That does not prove the rent the home was let for.
Condition per element
Fixer-upper score: 15/100- KitchenGood
advert text:
De zwarte keukenfronten en achterwand in houtlook geven de keuken een eigentijdse uitstraling.
- BathroomGood
advert text:
VIER SLAAPKAMERS, EEN MODERNE BADKAMER EN EEN DIEPE ACHTERTUIN DIRECT AAN HET OUDORPERHOUT IN OUDORP!
- ToiletNew
photos:
Modern toilet with stylish tiles and wooden accents, looks recently installed.
- FloorsGood
photos:
Laminate flooring throughout the living areas, appears well-maintained.
- Interior paintGood
photos:
Walls are freshly painted in neutral tones, no immediate work needed.
- Exterior paintFair
photos:
Exterior paint on doors and frames shows some wear, but is acceptable.
- Frames and glazingGood
photos:
White window frames, likely double glazing, appear in good condition.
- RoofGood
photos:
Tiled roof with solar panels, appears well-maintained and functional.
- BoilerUnknown
- InsulationFair
advert features:
Dubbel glas en muurisolatie
Renovation scenarios
Assumption, not a quoteLet as is
- Cost (min – mid – max)
- No works: the home is let as offered.
- Duration
- 0 weeks
- Energy label after
- C
- Points after
- 182–222Undecided
- Rent after
- €1,201Legal maximum (WWS points)
- Value after
- €411,985 – €411,985 – €411,985asking price — in purchase-price terms: × 1.043 (expected purchase price ÷ asking price)
- IRR over 10 years
- 2.5%incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Notes
- as offered
Refresh
- Cost (min – mid – max)
- €0 – €4,950 – €9,900incl. 10% contingency
- Duration
- 6 weeks
- Energy label after
- C
- Points after
- 182–222Undecided
- Rent after
- €1,201legal maximum after the renovation (182–222 points, undecided)
- Value after
- €411,985 – €411,985 – €411,985asking price + 0% of the cost (model setting ‘Value gain from a refresh’: no measured basis for a partial refresh) — in purchase-price terms: × 1.043 (expected purchase price ÷ asking price)
- IRR over 10 years
- 2.4%incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Cost items (2)
- Boiler · unknown€0 – €3,000
new boiler (model setting ‘Renovation: new boiler’); state unknown: 0 … full
- Exterior paint · Fair€0 – €6,000
exterior paint (model setting ‘Renovation: exterior paint’); state fair: 0 … full
Notes
- boiler: state unknown, priced as a band
- exterior paint: state fair, priced as a band
Full renovation
★ Best scenario- Cost (min – mid – max)
- €17,600 – €22,550 – €27,500incl. 10% contingency
- Duration
- 14 weeks
- Energy label after
- A
- Points after
- 201–241Free sector
- Rent after
- €1,705p50 of the comparables (ring 3, within 8 km, 6 comparables) × 102 m² × 1.03 (label class 2 → 1): no new kitchen and bathroom, so no p75 (a label jump counts through the label class alone: the comparables are corrected for label already)
- Value after
- €407,041 – €425,052 – €440,775asking price × the measured premium of modernisation: 36 modernised or young terraced houses ask +6% (p25–p75: −1% to +13%) against 57 not modernised of the same type, size (±35% m²), generation (build year ±30 years) and location in the municipality; asking prices, not transactions; premium × 54% (the works remove 14 of the 25 backlog points of an average home that is not modernised) — in purchase-price terms: × 1.043 (expected purchase price ÷ asking price)
- IRR over 10 years
- 3.6%incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Cost items (5)
- Boiler · unknown€0 – €3,000
new boiler (model setting ‘Renovation: new boiler’); state unknown: 0 … full
- Exterior paint · Fair€0 – €6,000
exterior paint (model setting ‘Renovation: exterior paint’); state fair: 0 … full
- Roof insulation · missing€6,000
model setting ‘Roof insulation’
- Floor insulation · missing€3,000
model setting ‘Floor insulation’
- Hybrid heat pump · missing€7,000
model setting ‘Hybrid heat pump’
Notes
- boiler: state unknown, priced as a band
- exterior paint: state fair, priced as a band
Ten-year forecast
Scenario
Tax regime
IRR over 10 years
2.5%
incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
IRR over 5 years
1.7%
incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Return on equity, year 1
3.5%
incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Break-even appreciation
0.5%
The yearly appreciation at which the IRR is 0.
Total return over 5 years
€38,318
incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Total return over 10 years
€124,137
incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Cash flow year 1, after tax
€2,089
Payback
–
Cumulative cash flow and value
Year by year
| Year | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 | 9 | 10 |
|---|---|---|---|---|---|---|---|---|---|---|
| Rent per month | €1,201 | €1,237 | €1,274 | €1,312 | €1,351 | €1,392 | €1,434 | €1,477 | €1,521 | €1,567 |
| Rent for the year | €14,407 | €14,840 | €15,285 | €15,743 | €16,216 | €16,702 | €17,203 | €17,719 | €18,251 | €18,798 |
| Vacancy | €576 | €594 | €611 | €1,942 | €649 | €668 | €688 | €2,185 | €730 | €752 |
| Running costs | €5,132 | €5,266 | €5,404 | €6,792 | €5,691 | €5,840 | €12,951 | €7,553 | €6,312 | €6,477 |
| of which maintenance | €3,500 | €3,587 | €3,677 | €3,769 | €3,863 | €3,960 | €4,059 | €4,160 | €4,264 | €4,371 |
| of which major maintenance | €6,9587 | |||||||||
| Net operating income | €8,699 | €8,980 | €9,269 | €7,010 | €9,876 | €10,194 | €3,564 | €7,981 | €11,209 | €11,569 |
| Interest | €0 | €0 | €0 | €0 | €0 | €0 | €0 | €0 | €0 | €0 |
| Tax | €6,610 | €6,870 | €7,139 | €7,417 | €7,704 | €8,001 | €8,307 | €8,624 | €8,951 | €9,288 |
| Cash flow | €2,089 | €2,109 | €2,130 | −€408 | €2,172 | €2,193 | −€4,744 | −€643 | €2,258 | €2,281 |
| Cumulative cash flow | €2,089 | €4,198 | €6,328 | €5,920 | €8,092 | €10,285 | €5,541 | €4,898 | €7,157 | €9,437 |
| Value at year end | €425,581 | €439,625 | €454,132 | €469,119 | €484,600 | €500,591 | €517,111 | €534,176 | €551,803 | €570,013 |
of which major maintenance: 7 exterior paint €6,958
The value at year end grows with 3.3% appreciation a year (assumption).
Sale at the end
| after 5 years | after 10 years | |
|---|---|---|
| Sale price | €484,600 | €570,013 |
| Selling costs | €6,680 | €7,619 |
| Mortgage repaid | €0 | €0 |
| Tax on the sale | €0 | €0 |
| Net proceeds | €477,920 | €562,394 |
The sale price grows with 3.3% appreciation a year (assumption).
box 3: no tax on the gain at the sale
Sensitivity
The model’s stored pessimistic, base and optimistic variants.
| Variant | IRR over 5 years | IRR over 10 years | Cash flow year 1, after tax | Total return over 10 years |
|---|---|---|---|---|
| Pessimistic0% appreciation, 8% vacancy, 2% rent growth | −1.6% | −0.7% | €1,542 | −€31,259 |
| Base3.3% appreciation, 4% vacancy, 3% rent growth | 1.7% | 2.5% | €2,089 | €124,137 |
| Optimistic4.5% appreciation, 2% vacancy, 4% rent growth | 2.9% | 3.6% | €2,363 | €190,833 |
The “IRR without appreciation” (at the top, and the 0% column of the grid below) assumes 0% appreciation with the base assumptions otherwise: 4% vacancy and 3% rent growth. The pessimistic variant assumes 0% appreciation, but also 8% vacancy and 2% rent growth, so it lands elsewhere.
IRR over 10 years by mortgage and appreciation
Box 3 (2026) · Let as is
| Mortgage \ Appreciation a year | −2% | −1% | 0% | +1% | +2% | +3% | +4% | +5% |
|---|---|---|---|---|---|---|---|---|
| 0% without a mortgage | −2.2% | −1.3% | −0.4% | 0.5% | 1.3% | 2.2% | 3.1% | 4.0% |
| 30% of the price | −4.8% | −3.4% | −2.0% | −0.7% | 0.5% | 1.8% | 3.0% | 4.2% |
| 50% of the price | −8.1% | −5.8% | −3.8% | −2.0% | −0.2% | 1.4% | 3.0% | 4.4% |
The assumption (3.3% a year) sits between the 3% and 4% columns; without a mortgage it gives the IRR of 2.5% shown above. The 0% column is the IRR without any appreciation.
Short-term rental
No basis for short-term rental: no comparable Airbnb figures are stored for this home, so no short-term rental figure is shown (and never a municipal average).
Municipal rules
AlkmaarFor this home
No buy-to-let protection found in Alkmaar.
province of Noord-Holland · water board Hollands Noorderkwartier · tax year 2026
Notes on the register and quotes from it are shown as written, in Dutch.
These rules are not verified against the official source yet: treat them as a pointer and check them with the municipality before you buy.
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
- 0.0536% of the WOZ valueSource: Verordening onroerendezaakbelastingen Alkmaar 2026, CVDR750117/1, art. 5 lid 1 (lokaleregelgeving.overheid.nl)checked 12 Nov 2026"de eigenarenbelasting: voor onroerende zaken die in hoofdzaak tot woning dienen 0,0536%"; Gemeenteblad 2025, 548398, geldend vanaf 17-12-2025, heffing vanaf 1 januari 2026
- Sewerage charge, owner
- €215.51 a yearSource: Verordening rioolheffing Alkmaar 2026, CVDR750118/1, art. 6 lid 1 (lokaleregelgeving.overheid.nl)checked 12 Nov 2026"1. De belasting als bedoeld in artikel 3, eerste lid, onderdeel a, bedraagt per perceel € 215,51 per jaar."; alleen van de eigenaar, geen gebruikersdeel voor een woning; € 53,87 voor een perceel kleiner dan 25 m²; Gemeenteblad 2025, 548401, heffing vanaf 1 januari 2026
- Water board levy (watersysteemheffing) · Hollands Noorderkwartier
- 0.0353% of the WOZ valueSource: Verordening watersysteemheffing Hoogheemraadschap Hollands Noorderkwartier 2026, CVDR751926/1, 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 0,03530% van de heffingsmaatstaf"; woningen 2026, geldend vanaf 23-12-2025, heffing vanaf 1 januari 2026 (art. 16 lid 3); buitendijks 0,00883% (art. 10 lid 3); de ingezetenenheffing (€ 135,48) is voor de bewoner
Buy-to-let protection (opkoopbescherming)
Not in force according to the sources found.
de Huisvestingsverordening Alkmaar 2024 (CVDR713872/4, deze versie geldend vanaf 26-02-2026), door twee lezers in haar geheel gelezen in de versies 1 tot en met 4, wijst geen woonruimte aan als bedoeld in artikel 41 van de Huisvestingswet: het woord "opkoop" staat er niet in, en de WOZ-grens van € 393.000 in art. 31 is die van de vergunning voor onttrekking, samenvoeging en omzetting, niet een opkoopbescherming. Zij trad "met terugwerkende kracht per 1 januari 2024" in werking en "Deze verordening vervalt vier jaar na het tijdstip van haar inwerkingtreding." (art. 44 lid 2): geldend t/m 31-12-2027. Geen opkoopregeling in het register of het Gemeenteblad en geen leges voor een opkoopvergunning in de Legesverordening 2026 (twee lezers, 2026-11-12). De Woonvisie 2040 (Gemeenteblad 2025, 565136) kondigt een herziening van de verordening aan, met voorrang voor lokale binding bij nieuwe betaalbare woningen en "zo mogelijk speculatiemaatregelen" voor sociale koop, geen opkoopbescherming. Los van de opkoopbescherming: nieuwbouw, zelfbewoningsplicht (Criteria bij realisatie van nieuwe woningen (versie 2024), CVDR715926/1): "Aan deze kopers moeten worden opgelegd een eis tot zelfbewoning en een verbod op verkoop van de woning, beide voor een periode van 5 jaar." en "In 2024 horen tot sociaal koopwoningen met een von-prijs tot €292.000" (Criteria bij realisatie van nieuwe woningen, versie 2024, college, geldend vanaf 01-03-2024), vastgelegd in de koopovereenkomsten grond met een kettingbeding (bijlage III); € 302.000 in 2025 volgens de Woonvisie, een tabel voor 2026 is niet gepubliceerd. Alleen sociale koop (categorie 1 en 2); een anti-speculatiebeding geldt alleen op gemeentegrond
Landlord permit (verhuurvergunning)
No landlord permit found. not verified
geen verhuurverordening (Wet goed verhuurderschap art. 5) in het register of het Gemeenteblad op 12-11-2026: de wet staat alleen in het bevoegdhedenregister (mandaat), en de Legesverordening 2026 (CVDR750123/1) heeft geen leges voor een verhuurvergunning; gezocht en door de tweede lezer herhaald, maar alleen afwezigheid: geen officiële tekst zegt dat er geen is (wettencheck 2026-11-12)
Assumption: no landlord-permit ordinance (verhuurverordening, Good Landlordship Act) found in the rules of Alkmaar (searched on 12 November 2026 by two readers; not confirmed)
Housing permit for the tenant (huisvestingsvergunning)
New tenants of a social-rent home need a housing permit from the municipality since 1 Jan 2024, with income limits. It limits who can rent the home, not whether it can be let.
"1. Woonruimte met een huurprijs van ten hoogste de huurtoeslaggrens mag niet voor bewoning in gebruik worden genomen of gegeven als daarvoor geen huisvestingsvergunning is verleend." (Huisvestingsverordening Alkmaar 2024, art. 2 lid 1, geldend t/m 31-12-2027); uitgezonderd onder meer "woonruimte die verhuurd wordt door niet-professionele verhuurders" (art. 2 lid 2), dat is "een verhuurder, niet zijnde een woningcorporatie, die alleen of tezamen met anderen ten hoogste twintig woonruimten in de woningmarktregio verhuurt of te huur aanbiedt" (art. 1): de huurder van een kleine particuliere verhuurder heeft er geen nodig; middenhuur niet; geen leges
Ground lease (erfpacht)
Letting in the ground lease terms
Not established: what the ground lease terms of Alkmaar 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): de Algemene bepalingen voor uitgifte in voortdurende erfpacht 1978 en de Algemene bepalingen voor voortdurende erfpacht 2024 van Alkmaar zijn niet gepubliceerd en niet gelezen
checked 12 Nov 2026de gemeente heeft erfpacht op woningen: "Deze regeling is van toepassing op erfpachtrechten waarop de Algemene bepalingen voor uitgifte in voortdurende erfpacht 1978 of de Algemene bepalingen voor voortdurende erfpacht 2024 van toepassing zijn verklaard." (Gemeenteblad 2025, 244694); de tekst van die bepalingen staat niet in het register of het Gemeenteblad (twee lezers, 2026-11-12) en alkmaar.nl was niet bereikbaar: of zij verhuur beperken, is niet gelezen
Sources and assumptions
For the forecast selected above: Let as is · Box 3 (2026)
Figures behind the forecast
OZB, sewerage and water board: the figures of Alkmaar where known (not verified), otherwise the national assumption.
Each source is named as written, in Dutch.
| Figure | Value | Basis | Source | Checked |
|---|---|---|---|---|
| Sensitivity: mortgage shares | 0% · 30% · 50% | assumption | – | 31 Oct 2026 |
| Setting up the company (bv) | €1,500 | assumption | – | 31 Oct 2026 |
| Comparables left out below (percentile) | 10% | assumption | – | 31 Oct 2026 |
| Corporate tax, low rate | 19% | law | Belastingdienst, "Tarieven vennootschapsbelasting" (belastingdienst.nl), gelezen 2026-11-01: 19,0% t/m € 200.000, 25,8% daarboven | 1 Nov 2026 |
| Mortgage (loan-to-value) | 0% | assumption | – | 31 Oct 2026 |
| Comparable rentals: living area within (±) | 35% | assumption | – | 31 Oct 2026 |
| MAD trim: distance (× the MAD) | 3 | assumption | – | 31 Oct 2026 |
| Minimum comparable rentals | 5 | assumption | – | 31 Oct 2026 |
| Comparables left out above (percentile) | 90% | assumption | – | 31 Oct 2026 |
| WOZ estimate, low end (× the asking price) | 0.85 | assumption | – | 31 Oct 2026 |
| Box 3 tax rate | 36% | law | Belastingdienst, "Berekening box 3-inkomen 2026" (belastingdienst.nl), gelezen 2026-11-01: forfait beleggingen en andere bezittingen 6,00%, schulden 2,70%, tarief 36%, heffingsvrij vermogen € 59.357, schuldendrempel € 3.800 (de aangekondigde 7,78% / € 51.396 zijn teruggedraaid) — netherlands-roi-config.mjs BOX3.rate | 1 Nov 2026 |
| Box 2, low rate | 24.5% | law | Belastingdienst, "Inkomsten uit aanmerkelijk belang" (belastingdienst.nl), gelezen 2026-11-01: box 2 24,5% tot € 68.843, 31% daarboven (vervangt de bron Deloitte, Pakket Belastingplan 2026) | 1 Nov 2026 |
| Corporate tax, high rate | 25.8% | law | Belastingdienst, "Tarieven vennootschapsbelasting" (belastingdienst.nl), gelezen 2026-11-01: 19,0% t/m € 200.000, 25,8% daarboven | 1 Nov 2026 |
| Mortgage interest rate | 4.5% | assumption | – | 31 Oct 2026 |
| Mortgage type | interest-only | assumption | – | 31 Oct 2026 |
| WOZ estimate, high end (× the asking price) | 1 | assumption | – | 31 Oct 2026 |
| Box 2, high rate | 31% | law | Belastingdienst, "Inkomsten uit aanmerkelijk belang" (belastingdienst.nl), gelezen 2026-11-01: box 2 24,5% tot € 68.843, 31% daarboven (vervangt de bron Deloitte, Pakket Belastingplan 2026) | 1 Nov 2026 |
| Weight of a rental still on offer | 0.8 | assumption | – | 31 Oct 2026 |
| Comparable rentals, ring 2: district (km) | 2.5 | assumption | – | 31 Oct 2026 |
| Corporate tax bracket | €200,000 | law | Belastingdienst, "Tarieven vennootschapsbelasting" (belastingdienst.nl), gelezen 2026-11-01: 19,0% t/m € 200.000, 25,8% daarboven | 1 Nov 2026 |
| Comparable rentals, ring 1: neighbourhood (km) | 1 | assumption | – | 31 Oct 2026 |
| Value after the works: percentiles of the asking price per m² | 0.25 · 0.5 · 0.75 | assumption | – | 31 Oct 2026 |
| Company (bv) costs a year | €2,000 | assumption | – | 31 Oct 2026 |
| Box 2 only at the sale | yes | assumption | – | 31 Oct 2026 |
| Box 2 bracket | €68,843 | law | Belastingdienst, "Inkomsten uit aanmerkelijk belang" (belastingdienst.nl), gelezen 2026-11-01: box 2 24,5% tot € 68.843, 31% daarboven (vervangt de bron Deloitte, Pakket Belastingplan 2026) | 1 Nov 2026 |
| Weight of a rental that was let | 1 | assumption | – | 31 Oct 2026 |
| Tax partners | 1 | assumption | – | 31 Oct 2026 |
| Selling agent’s start fee | €650 | published source | opstartkosten makelaar € 300–1.000 | 30 Oct 2026 |
| Sensitivity: value growth rates | −2% · −1% · 0% · 1% · 2% · 3% · 4% · 5% | assumption | – | 31 Oct 2026 |
| Forecast horizon | 10 years | assumption | – | 31 Oct 2026 |
| Renovation: new roof covering | €15,000 | assumption | – | 31 Oct 2026 |
| Comparable rentals: bedrooms more or fewer | 1 | assumption | – | 31 Oct 2026 |
| Comparable rentals: dwelling classes away, at most | 1 | assumption | – | 31 Oct 2026 |
| Rent growth a year (long run) | 3% | assumption | – | 31 Oct 2026 |
| Outliers trimmed by the MAD below (comparables) | 10 | assumption | – | 31 Oct 2026 |
| Market check: rent per m² a month, houses (NVM) | €14.61/m² | published source | NVM/VGM Q4 2025, woonhuizen € 14,61/m² per maand — alleen controle, nooit publicatie | 30 Oct 2026 |
| Depreciation | 0% | law | bodemwaarde verhuurd vastgoed = 100% WOZ (art. 3.30a Wet IB 2001): geen afschrijving zolang de boekwaarde de WOZ niet overstijgt | 31 Oct 2026 |
| Photos read per home, at most | 8 | assumption | – | 31 Oct 2026 |
| Photography at sale | €250 | published source | fotografie € 150–350 | 30 Oct 2026 |
| Mortgage, preset | 30% | assumption | – | 31 Oct 2026 |
| Mortgage term | 30 years | assumption | – | 31 Oct 2026 |
| Boiler replacement | €3,000 | assumption | – | 31 Oct 2026 |
| Comparable rentals, ring 3: municipality (km) | 8 | assumption | – | 31 Oct 2026 |
| Base: mortgage interest rate | 4.5% | assumption | – | 31 Oct 2026 |
| State by age (share of the life) | good 0.6 · new 0.2 · fair 1 | assumption | – | 31 Oct 2026 |
| Listing package at sale | €449 | published source | advertentiepakket (Zilver) (Brons/Zilver/Goud € 279–649 incl. btw) | 30 Oct 2026 |
| Mortgage shares offered | 0% · 10% · 20% · 30% · 40% · 50% · 60% · 70% | assumption | – | 31 Oct 2026 |
| Cost growth a year | 2.5% | assumption | – | 31 Oct 2026 |
| Renovation: new boiler | €3,000 | assumption | – | 31 Oct 2026 |
| Renovation: new toilet | €3,000 | assumption | – | 31 Oct 2026 |
| Comparable rentals: shortest distance counted (km) | 1 | assumption | – | 31 Oct 2026 |
| Furnished rent to bare rent | 0.85 | assumption | – | 31 Oct 2026 |
| MAD trim: highest share left out | 20% | assumption | – | 31 Oct 2026 |
| Widest spread of the rents (p75 / p25) | 2.5 | assumption | – | 31 Oct 2026 |
| The home’s own earlier rent: living area within (±) | 15% | assumption | – | 31 Oct 2026 |
| Value after the works: living area within (±) | 35% | assumption | – | 31 Oct 2026 |
| Value after the works: minimum modernised homes | 5 | assumption | – | 31 Oct 2026 |
| Notary | €2,000 | assumption | – | 31 Oct 2026 |
| Building survey | €450 | assumption | – | 31 Oct 2026 |
| Box 3 actual return: tax rate | 36% | assumption | – | 31 Oct 2026 |
| Appreciation a year (base) | 3.3% | assumptionnot verified | 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 | 5 Nov 2026 |
| Interest rates offered | 3.5% · 4% · 4.5% · 5% · 5.5% · 6% · 6.5% | assumption | – | 31 Oct 2026 |
| Vacancy | 4% | assumption | – | 31 Oct 2026 |
| Overbid on the asking price, other homes | 3.3% | published source | NVM kwartaalcijfers 3e kwartaal 2026 (8-10-2026): bijna twee derde boven de vraagprijs verkocht (71% een jaar eerder); per woningtype uit de 40 NVM-COROP-marktoverzichten via Percelio ("Hoeveel overbieden 2026? Gemiddeld 3,3%"): appartement 70% boven, gemiddeld +4,5%; tussenwoning 74%, +4,3%; vrijstaand 44%, −0,1% | 31 Oct 2026 |
| Renovation: new kitchen | €12,000 | assumption | – | 31 Oct 2026 |
| Location index, minimum homes for sale | 8 | assumption | – | 31 Oct 2026 |
| Location index radius (km) | 1 | assumption | – | 31 Oct 2026 |
| WOZ value is the box 3 base | yes | law | Belastingdienst, "Overige onroerende zaken" (belastingdienst.nl), gelezen 2026-11-01 (art. 5.20 Wet IB 2001 zelf niet gelezen: wetten.overheid.nl niet bereikbaar) | 1 Nov 2026 |
| Renovation score: weight per part | roof covering 7 · boiler 5 · floors 10 · toilet 5 · kitchen 20 · bathroom 20 · insulation 5 · frames and glass 10 · exterior paint 8 · interior paint 10 | assumption | – | 31 Oct 2026 |
| Insurance a year | €400 | assumption | – | 31 Oct 2026 |
| Renovation: new bathroom | €15,000 | assumption | – | 31 Oct 2026 |
| Renovation: contingency | 10% | assumption | – | 31 Oct 2026 |
| Renovation: new floors per m² | €60.00/m² | assumption | – | 31 Oct 2026 |
| Location correction, ceiling (factor) | 1.15 | assumption | – | 31 Oct 2026 |
| Location correction, floor (factor) | 0.85 | assumption | – | 31 Oct 2026 |
| Minimum effective number of comparable rentals | 4 | assumption | – | 31 Oct 2026 |
| Market check: rent per m² a month, apartments (NVM) | €19.75/m² | published source | NVM/VGM Q4 2025, appartementen € 19,75/m² per maand — alleen controle | 30 Oct 2026 |
| Upholstered rent to bare rent | 0.93 | assumption | – | 31 Oct 2026 |
| WWS maximum rents indexed, 2026 | 3.65% | law | Huurcommissie, Beleidsboek waarderingsstelsel zelfstandige woonruimte (versie juli 2026), bijlage 3: maximale huurprijsgrenzen per 1-1-2026, gelezen 2026-10-31 (143 punten € 932,93; 186 punten € 1.228,07) | 31 Oct 2026 |
| Value after the works: build year within (years) | 30 | assumption | – | 31 Oct 2026 |
| Land registry | €300 | assumption | – | 31 Oct 2026 |
| Box 3 actual return: status | bill (not yet law) | published source | Wet werkelijk rendement box 3: Tweede Kamer akkoord 12-2-2026, Eerste Kamer uitgesteld (novelle), Kamerbrief 29-9-2026 met vier scenario's — beoogd 2028 | 30 Oct 2026 |
| Sewerage chargeAlkmaar | €216 | law"1. De belasting als bedoeld in artikel 3, eerste lid, onderdeel a, bedraagt per perceel € 215,51 per jaar."; alleen van de eigenaar, geen gebruikersdeel voor een woning; € 53,87 voor een perceel kleiner dan 25 m²; Gemeenteblad 2025, 548401, heffing vanaf 1 januari 2026 | Verordening rioolheffing Alkmaar 2026, CVDR750118/1, art. 6 lid 1 (lokaleregelgeving.overheid.nl) | 12 Nov 2026 |
| Renovation: one energy-label step | €6,000 | assumption | – | 31 Oct 2026 |
| Cautious rent: the median rent of the comparable rentals times | 0.88 | published source | eigen backtest op netherlands_rent_listings, 2026-11-06 (run 42149600440, met γ = 0,6): verhuurde huur ÷ p50 over 573 geschatte verhuurde woningen q10 0,788 · q25 0,883 · q50 0,980 · q75 1,073 · q90 1,190 (appartementen q25 0,883, huizen 0,884); de q25 op de leerhelft, 0,885, liet op de testhelft 26,2% van 271 woningen eronder verhuren (doel 25%), tegen 35,4% onder de p25 van de comps | 6 Nov 2026 |
| Rent vs location (elasticity) | 0.6 | published source | eigen backtest op netherlands_rent_listings, 2026-11-05/06 (runs 42078135913, 42080252315, 42149600440): 1.095 verhuurde woningen, elk verborgen en geschat uit de andere advertenties zoals die op de verhuurdatum bekend waren (573 geschat); de zoektocht over de modelaannames koos γ = 0,6 op elke helft van de woningen afzonderlijk; op de helft die hij niet zag: verlies −0,0052 (95% −0,0091 … −0,0014) en −0,0032 (95% −0,0066 … +0,0002); binnen 20% van de verhuurde huur 76,7% → 79,7% op de testhelft. Een sterkere γ (1,25) hield buiten de leerhelft geen stand | 6 Nov 2026 |
| Highest weight of one comparable | 25% | assumption | – | 31 Oct 2026 |
| Valuation | €800 | assumption | – | 31 Oct 2026 |
| Life: roof covering | 40 years | assumption | – | 31 Oct 2026 |
| Selling agent’s commission | 1.1% | published source | makelaarscourtage 1,1% excl. btw, gemiddelde 2026 | 30 Oct 2026 |
| Maintenance a year | €3,500 | assumption | – | 31 Oct 2026 |
| Management | 5% | assumption | – | 31 Oct 2026 |
| Overbid on the asking price, detached house | −0.1% | published source | NVM kwartaalcijfers 3e kwartaal 2026 (8-10-2026): bijna twee derde boven de vraagprijs verkocht (71% een jaar eerder); per woningtype uit de 40 NVM-COROP-marktoverzichten via Percelio ("Hoeveel overbieden 2026? Gemiddeld 3,3%"): appartement 70% boven, gemiddeld +4,5%; tussenwoning 74%, +4,3%; vrijstaand 44%, −0,1% | 31 Oct 2026 |
| Overbid on a new build | 0% | assumption | – | 31 Oct 2026 |
| Overbid on the asking price, terraced house | 4.3% | published source | NVM kwartaalcijfers 3e kwartaal 2026 (8-10-2026): bijna twee derde boven de vraagprijs verkocht (71% een jaar eerder); per woningtype uit de 40 NVM-COROP-marktoverzichten via Percelio ("Hoeveel overbieden 2026? Gemiddeld 3,3%"): appartement 70% boven, gemiddeld +4,5%; tussenwoning 74%, +4,3%; vrijstaand 44%, −0,1% | 31 Oct 2026 |
| Floor area: advert and BAG differ by more than (of the BAG area) | 15% | assumption | eigen meting op netherlands_homes, 2026-11-05: van de 12.492 detail-gelezen woningen met beide oppervlakken staat de advertentie bij 985 meer dan 15% boven de BAG-gebruiksoppervlakte (553 meer dan 30%) en bij 1.376 meer dan 15% eronder; 116 van de 2.090 woningen met een niet-achtergehouden prognose staan meer dan 15% boven de BAG, 4 van de 205 gepubliceerde Apeldoornse | 5 Nov 2026 |
| Age check of the comparable rentals switched on | yes | assumption | – | 5 Nov 2026 |
| Maximum rent rise 2026, free sector | 4.4% | law | Rijksoverheid, "Maximale huurverhoging 2026", 15-12-2025 (gecontroleerd 2026-10-30) | 30 Oct 2026 |
| The home’s own earlier rent counts for | 12 months | assumption | – | 31 Oct 2026 |
| Rent vs size, houses (elasticity) | 0.7 | published source | eigen meting op netherlands_rent_listings (1.481 advertenties, 235 plaatsen), 2026-10-31: log kale huur op log m² binnen dezelfde plaats (plaatsen met ≥ 5 advertenties), huizen n = 101, β = 0,70 ± 0,08 | 31 Oct 2026 |
| Value after the works: modernised with a label up to | B | assumption | – | 31 Oct 2026 |
| Buying agent | €0 | assumption | – | 31 Oct 2026 |
| Ground lease: canon multiple added to the WOZ | 17 | assumption | – | 1 Nov 2026 |
| Boiler life | 15 years | assumption | – | 31 Oct 2026 |
| Overbid on the asking price, apartment | 4.5% | published source | NVM kwartaalcijfers 3e kwartaal 2026 (8-10-2026): bijna twee derde boven de vraagprijs verkocht (71% een jaar eerder); per woningtype uit de 40 NVM-COROP-marktoverzichten via Percelio ("Hoeveel overbieden 2026? Gemiddeld 3,3%"): appartement 70% boven, gemiddeld +4,5%; tussenwoning 74%, +4,3%; vrijstaand 44%, −0,1% | 31 Oct 2026 |
| A v.o.n. price includes the buyer’s costs | yes | assumption | – | 31 Oct 2026 |
| Age check: comparable rentals newer than the home, at most (on average) | 30 years | assumption | eigen meting op de gepubliceerde Apeldoorn-set (279 woningen, NL-LTR-2026.16, gate van 2026-11-05 08:53 UTC), met de code van NL-LTR-2026.17 op de opgeslagen woningen en huuradvertenties: het gewogen bouwjaar van de comps (de gekapte gewichten, comps met een bouwjaar) min dat van de woning, alleen waar de p50 van de comps de huur zet; een gestruikelde comp-set telt niet en het zoeken gaat door langs de comps van de eigen generatie (bouwjaar ±40). N 30 houdt 78 huizen achter (bouwjaar 1878–1985; 201 gepubliceerd, IRR10 p25/p50/p75 2,31/2,66/3,19, nettorendement p50 2,04, huur p50 € 1.187, vraagprijs p50 € 379.000; de eerste gate na de omzetting heeft --accept-drop 78 nodig), N 40 61 huizen (218; 2,34/2,73/3,33), N 50 11 huizen (268; 2,47/2,91/3,72); bij 40 blijven de huizen van 1978–1990 op dezelfde nieuwbouwcomps gepubliceerd. Geen generatiecorrectie te meten: binnen 8 km geen huuradvertentie van een huis uit 1945–1974 | 5 Nov 2026 |
| Age check: comparables’ weight with a known building year, at least | 50% | assumption | – | 5 Nov 2026 |
| Location index, wider radius (km) | 2 | assumption | – | 31 Oct 2026 |
| Rent with service costs of no stated amount to bare rent | 0.93 | assumption | – | 31 Oct 2026 |
| WWS maximum rents indexed a year (long run) | 3% | assumption | – | 31 Oct 2026 |
| Base: rent growth a year | 3% | assumption | – | 31 Oct 2026 |
| Optimistic: mortgage interest rate | 4% | assumption | – | 31 Oct 2026 |
| Box 3 debt threshold | €3,800 | law | Belastingdienst, "Berekening box 3-inkomen 2026" (belastingdienst.nl), gelezen 2026-11-01: forfait beleggingen en andere bezittingen 6,00%, schulden 2,70%, tarief 36%, heffingsvrij vermogen € 59.357, schuldendrempel € 3.800 (de aangekondigde 7,78% / € 51.396 zijn teruggedraaid) | 1 Nov 2026 |
| Life: boiler | 15 years | assumption | – | 31 Oct 2026 |
| Life: floors | 20 years | assumption | – | 31 Oct 2026 |
| Life: toilet | 25 years | assumption | – | 31 Oct 2026 |
| Renovation score: extra when the text says fixer-upper | 20 | assumption | – | 31 Oct 2026 |
| Renovation score: share of the weight by state | good 0.1 · new 0 · unknown 0.3 · fair 0.45 · due for replacement 1 | assumption | – | 31 Oct 2026 |
| Ground lease: canon multiple deducted in box 3 | 17 | law | Belastingdienst, "Waarde verhuurde woning en erfpacht" (belastingdienst.nl), gelezen 2026-11-01: de WOZ-waarde min de waarde van de toekomstige canons, 17 keer de jaarlijkse erfpachtcanon (20× na € 20.000 aftrek alleen voor een verhuurd deel dat niet zonder splitsing verkocht kan worden) | 1 Nov 2026 |
| Exterior paint | €6,000 | assumption | – | 31 Oct 2026 |
| Purchase to transfer, on average | 3 months | assumption | – | 3 Nov 2026 |
| Rent factor, corner house | 1 | published source | eigen meting op netherlands_rent_listings (huizen, één advertentie per woning, 2026-11-01): log kale huur op log m², woningklasse, labelklasse en bouwperiode, plaats als vaste factor; n = 175 in 41 plaatsen met ≥ 2 huizen: hoekwoning × 1,003 ± 0,05 (t 0,1) t.o.v. tussenwoning | 1 Nov 2026 |
| Rent factor, detached house | 1 | published source | eigen meting op netherlands_rent_listings (huizen, één advertentie per woning, 2026-11-01): log kale huur op log m², woningklasse, labelklasse en bouwperiode, plaats als vaste factor; n = 175 in 41 plaatsen met ≥ 2 huizen: vrijstaand × 1,027 ± 0,08 (t 0,3) | 1 Nov 2026 |
| Comparable rentals: build year within | 40 years | assumption | – | 31 Oct 2026 |
| Maximum rent rise 2026, mid-rent | 6.1% | law | Rijksoverheid, "Maximale huurverhoging 2026", 15-12-2025 (gecontroleerd 2026-10-30) | 30 Oct 2026 |
| Maximum rent rise 2026, social rent | 4.1% | law | Rijksoverheid, "Maximale huurverhoging 2026", 15-12-2025 (gecontroleerd 2026-10-30) | 30 Oct 2026 |
| A comparable’s weight halves every | 9 months | assumption | – | 31 Oct 2026 |
| Base: vacancy | 4% | assumption | – | 31 Oct 2026 |
| Pessimistic: mortgage interest rate | 5.5% | assumption | – | 31 Oct 2026 |
| Transfer tax | 8% | law | Belastingdienst, "Tarieven overdrachtsbelasting" (belastingdienst.nl), gelezen 2026-11-01 — netherlands-roi-config.mjs ACQUISITION.transferTaxRate | 1 Nov 2026 |
| Box 3 deemed return on debts | 2.7% | law | Belastingdienst, "Berekening box 3-inkomen 2026" (belastingdienst.nl), gelezen 2026-11-01: forfait beleggingen en andere bezittingen 6,00%, schulden 2,70%, tarief 36%, heffingsvrij vermogen € 59.357, schuldendrempel € 3.800 (de aangekondigde 7,78% / € 51.396 zijn teruggedraaid) | 1 Nov 2026 |
| Life: kitchen | 20 years | assumption | – | 31 Oct 2026 |
| Property tax (OZB), share of WOZAlkmaar | 0.0536% | law"de eigenarenbelasting: voor onroerende zaken die in hoofdzaak tot woning dienen 0,0536%"; Gemeenteblad 2025, 548398, geldend vanaf 17-12-2025, heffing vanaf 1 januari 2026 | Verordening onroerendezaakbelastingen Alkmaar 2026, CVDR750117/1, art. 5 lid 1 (lokaleregelgeving.overheid.nl) | 12 Nov 2026 |
| Re-letting fee | 1 month | assumption | – | 31 Oct 2026 |
| Renovation: exterior paint | €6,000 | assumption | – | 31 Oct 2026 |
| Rent per energy-label class (houses) | 3% | assumption | eigen meting op netherlands_rent_listings (huizen, één advertentie per woning, 2026-11-01): log kale huur op log m², labelklasse, bouwperiode en woningklasse, plaats als vaste factor; n = 156 in 38 plaatsen (18 A+, 93 A–B, 36 C–D, 9 E–G): A+ × 1,055 ± 0,063 (t 0,9), C–D × 0,964 ± 0,053 (t −0,7), E–G × 0,999 ± 0,088 (t 0,0); als één stap −2,7% ± 3,0 per klasse (t −0,9) | 1 Nov 2026 |
| Base: appreciation a year | 3.3% | assumptionnot verified | 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 | 5 Nov 2026 |
| Box 3 deemed return on assets | 6% | law | Belastingdienst, "Berekening box 3-inkomen 2026" (belastingdienst.nl), gelezen 2026-11-01: forfait beleggingen en andere bezittingen 6,00%, schulden 2,70%, tarief 36%, heffingsvrij vermogen € 59.357, schuldendrempel € 3.800 (de aangekondigde 7,78% / € 51.396 zijn teruggedraaid) — netherlands-roi-config.mjs BOX3.deemedReturn | 1 Nov 2026 |
| Life: bathroom | 25 years | assumption | – | 31 Oct 2026 |
| A photo reading counts from (certainty) | 0.5 | assumption | – | 31 Oct 2026 |
| New tenant every | 4 years | assumption | – | 31 Oct 2026 |
| Rent vs size, apartments (elasticity) | 0.64 | published source | eigen meting op netherlands_rent_listings (1.481 advertenties, 235 plaatsen), 2026-10-31: log kale huur op log m² binnen dezelfde plaats, appartementen n = 943, β = 0,64 ± 0,02 | 31 Oct 2026 |
| Value after the works: gain in proportion to the backlog removed | yes | assumption | – | 1 Nov 2026 |
| Mortgage advice | €2,500 | assumption | – | 31 Oct 2026 |
| Box 3 actual return: exemption | €1,800 | assumption | – | 31 Oct 2026 |
| Every part new when built within | 8 years | assumption | – | 31 Oct 2026 |
| Renovation score: extra for label E, F or G | 8 | assumption | – | 31 Oct 2026 |
| Waste charge (owner)National assumption | €0 | assumption | – | 31 Oct 2026 |
| Purchase to transfer, at the latest | 6 months | assumption | – | 3 Nov 2026 |
| Overbid after a price cut | 0% | assumption | – | 31 Oct 2026 |
| Renovation: interior paint per m² | €40.00/m² | assumption | – | 31 Oct 2026 |
| Rent factor, apartment with label C to G | 0.871 | published source | eigen meting op netherlands_rent_listings (appartementen, één advertentie per woning, 2026-11-01): log kale huur (servicekosten en stoffering eraf, geen labelcorrectie) op log m², labelklasse (A+ en beter / A–B / C–D / E–G) en bouwperiode, postcode-4 als vaste factor; n = 746 in 162 postcodegebieden met ≥ 2 appartementen (319 A+, 315 A–B, 104 C–D, 8 E–G). Per klasse t.o.v. A–B: A+ × 1,060 ± 0,019 (t 3,1), C–D × 0,876 ± 0,022 (t −6,0), E–G × 0,815 ± 0,062 (t −3,3; 8 advertenties, van C–D niet te onderscheiden: t −1,1). Met C–G als één klasse: A+ × 1,059 ± 0,019 (t 3,1), C–G × 0,871 ± 0,022 (t −6,4); geclusterd op postcode-4 blijft C–D t −5,1 en A+ t 2,9. Eén vaste stap per klasse past slechter (× 0,913 ± 0,012 per klasse; F 3,9 op (1, 578), p ≈ 0,05, AIC kiest de tabel): de sprong zit tussen A–B en C–D, niet gelijk over de klassen. Gebruikt: de fit met C–G als één klasse, C–G × 0,871 (E–G apart is op 8 advertenties niet te meten) | 1 Nov 2026 |
| Life: insulation | 40 years | assumption | – | 31 Oct 2026 |
| Age of “recently renewed” without a year (years) | 3 | assumption | – | 31 Oct 2026 |
| Ground lease: highest plausible canon, share of the asking price | 3% | assumption | – | 1 Nov 2026 |
| New kitchen: counter and WWS points for extras | counter (m) 2.5 · points for extras 4 | assumption | – | 31 Oct 2026 |
| Rent factor, house built 2005 or later | 1 | published source | eigen meting op netherlands_rent_listings (huizen, één advertentie per woning, 2026-11-01): log kale huur op log m², woningklasse, labelklasse en bouwperiode, plaats als vaste factor; n = 175 in 41 plaatsen met ≥ 2 huizen: bouwjaar 2005 of later × 0,935 ± 0,05 (t −1,3) t.o.v. 1945–2004 | 1 Nov 2026 |
| Rent factor, apartment with label A or better | 1.059 | published source | eigen meting op netherlands_rent_listings (appartementen, één advertentie per woning, 2026-11-01): log kale huur (servicekosten en stoffering eraf, geen labelcorrectie) op log m², labelklasse (A+ en beter / A–B / C–D / E–G) en bouwperiode, postcode-4 als vaste factor; n = 746 in 162 postcodegebieden met ≥ 2 appartementen (319 A+, 315 A–B, 104 C–D, 8 E–G). Per klasse t.o.v. A–B: A+ × 1,060 ± 0,019 (t 3,1), C–D × 0,876 ± 0,022 (t −6,0), E–G × 0,815 ± 0,062 (t −3,3; 8 advertenties, van C–D niet te onderscheiden: t −1,1). Met C–G als één klasse: A+ × 1,059 ± 0,019 (t 3,1), C–G × 0,871 ± 0,022 (t −6,4); geclusterd op postcode-4 blijft C–D t −5,1 en A+ t 2,9. Eén vaste stap per klasse past slechter (× 0,913 ± 0,012 per klasse; F 3,9 op (1, 578), p ≈ 0,05, AIC kiest de tabel): de sprong zit tussen A–B en C–D, niet gelijk over de klassen. Gebruikt: de fit met C–G als één klasse, A+ × 1,059 | 1 Nov 2026 |
| Box 3 tax-free allowance per person | €59,357 | law | Belastingdienst, "Heffingsvrij vermogen" (belastingdienst.nl), tabel "Welk deel van mijn vermogen is belastingvrij?", gelezen 2026-11-01 | 1 Nov 2026 |
| Insurance a year (apartment) | €150 | assumption | – | 1 Nov 2026 |
| Maintenance a year (built before 1950) | €4,500 | assumption | – | 31 Oct 2026 |
| Empty between tenants | 1 month | assumption | – | 31 Oct 2026 |
| Rent after the works: percentile of the comparables | p50→p75 | assumption | – | 1 Nov 2026 |
| Rent factor, semi-detached house | 1 | published source | eigen meting op netherlands_rent_listings (huizen, één advertentie per woning, 2026-11-01): log kale huur op log m², woningklasse, labelklasse en bouwperiode, plaats als vaste factor; n = 175 in 41 plaatsen met ≥ 2 huizen: 2-onder-1-kap (en geschakeld, halfvrijstaand) × 1,071 ± 0,05 (t 1,3) | 1 Nov 2026 |
| Optimistic: rent growth a year | 4% | assumption | – | 31 Oct 2026 |
| Value after the works: modernised when built within | 12 years | assumption | – | 31 Oct 2026 |
| Vacant-value ratio applied in box 3 | no | assumption | Belastingdienst, "Tabellen waarde verhuurde of verpachte woning" (belastingdienst.nl), gelezen 2026-11-01 | 1 Nov 2026 |
| Life: frames and glass | 35 years | assumption | – | 31 Oct 2026 |
| Full renovation: target label | A | assumption | – | 31 Oct 2026 |
| HR++ glass (house) | €9,000 | assumption | – | 31 Oct 2026 |
| Optimistic: vacancy | 2% | assumption | – | 31 Oct 2026 |
| Pessimistic: rent growth a year | 2% | assumption | – | 31 Oct 2026 |
| Notary, mortgage deed only (v.o.n. purchase) | €900 | assumption | – | 31 Oct 2026 |
| Share of the tax-free allowance available to this home | 100% | assumption | – | 31 Oct 2026 |
| Box 3 actual return: on by default | no | assumption | – | 31 Oct 2026 |
| Box 3 actual return: gains taxed at the sale | yes | assumption | – | 31 Oct 2026 |
| Exterior paint every | 7 years | assumption | – | 31 Oct 2026 |
| Rent factor, house built before 1945 | 1 | published source | eigen meting op netherlands_rent_listings (huizen, één advertentie per woning, 2026-11-01): log kale huur op log m², woningklasse, labelklasse en bouwperiode, plaats als vaste factor; n = 175 in 41 plaatsen met ≥ 2 huizen: bouwjaar vóór 1945 × 1,031 ± 0,06 (t 0,5) t.o.v. 1945–2004 | 1 Nov 2026 |
| Optimistic: appreciation a year | 4.5% | assumption | – | 31 Oct 2026 |
| Pessimistic: vacancy | 8% | assumption | – | 31 Oct 2026 |
| Value after the works: highest gain (× the cost of the works) | 150% | assumption | – | 1 Nov 2026 |
| Value after the works: modernised when renovated within | 6 years | assumption | – | 31 Oct 2026 |
| Life: exterior paint | 7 years | assumption | – | 31 Oct 2026 |
| Life: interior paint | 8 years | assumption | – | 31 Oct 2026 |
| Water board levy, share of WOZAlkmaar | 0.0353% | law"bedraagt het tarief van de heffing voor onroerende zaken die in hoofdzaak tot woning dienen 0,03530% van de heffingsmaatstaf"; woningen 2026, geldend vanaf 23-12-2025, heffing vanaf 1 januari 2026 (art. 16 lid 3); buitendijks 0,00883% (art. 10 lid 3); de ingezetenenheffing (€ 135,48) is voor de bewoner | Verordening watersysteemheffing Hoogheemraadschap Hollands Noorderkwartier 2026, CVDR751926/1, art. 10 lid 1 (lokaleregelgeving.overheid.nl) | 1 Nov 2026 |
| Full renovation: weeks without rent | 14 | assumption | – | 31 Oct 2026 |
| Hybrid heat pump | €7,000 | assumption | – | 31 Oct 2026 |
| Roof insulation | €6,000 | assumption | – | 31 Oct 2026 |
| Cavity wall insulation | €4,000 | assumption | – | 31 Oct 2026 |
| Rent factor, apartment built 2005 or later | 1 | published source | eigen meting op netherlands_rent_listings (appartementen, één advertentie per woning, 2026-11-01): log kale huur op log m², labelklasse en bouwperiode, postcode-4 als vaste factor; n = 883 in 172 postcodegebieden met ≥ 2 appartementen: bouwjaar 2005 of later × 1,023 ± 0,023 (t 1,0) | 1 Nov 2026 |
| Pessimistic: appreciation a year | 0% | assumption | – | 31 Oct 2026 |
| Value after the works: no gain from label | B | assumption | – | 1 Nov 2026 |
| Maintenance a year per m² (apartment) | €12.00/m² | assumption | – | 1 Nov 2026 |
| Floor insulation | €3,000 | assumption | – | 31 Oct 2026 |
| Value gain from a refresh | 0% | assumption | – | 31 Oct 2026 |
| Rent after the works: highest rise | 15% | assumption | eigen meting op netherlands_homes Apeldoorn (comps-basis, n = 583), 2026-11-01: per_m2_p75 / per_m2_p50 mediaan 1,058, p25 1,031, p75 1,083, p90 1,146 (sd 0,095); dunne sets van 5 comps op gemeenteniveau halen 1,55–1,62 | 1 Nov 2026 |
| Owners’ association (VvE) a month per m², when unknown | €1.60/m² | assumption | – | 31 Oct 2026 |
| Age check: building periods with a measured generation correction (against 1945–2004) | houses: 1945–2004 · apartments: 1945–2004, before 1945 | assumption | eigen meting op netherlands_rent_listings (huizen, één advertentie per woning, 2026-11-01): log kale huur op log m², woningklasse, labelklasse en bouwperiode, plaats als vaste factor; n = 175 in 41 plaatsen met ≥ 2 huizen; eigen meting op netherlands_rent_listings (appartementen, één advertentie per woning, 2026-11-01): log kale huur op log m², labelklasse en bouwperiode, postcode-4 als vaste factor; n = 883 in 172 postcodegebieden met ≥ 2 appartementen | 5 Nov 2026 |
| A thorough modernisation renews | kitchen · bathroom · toilet · floors · interior paint | assumption | – | 31 Oct 2026 |
| HR++ glass (apartment) | €5,000 | assumption | – | 31 Oct 2026 |
| New bathroom: fixtures at least | showers 1 · toilets 1 · washbasins 1 | assumption | – | 31 Oct 2026 |
| Refresh: weeks without rent | 6 | assumption | – | 31 Oct 2026 |
| Rent factor, apartment built before 1945 | 1.065 | published source | eigen meting op netherlands_rent_listings (appartementen, één advertentie per woning, 2026-11-01): log kale huur op log m², labelklasse en bouwperiode, postcode-4 als vaste factor; n = 883 in 172 postcodegebieden met ≥ 2 appartementen: bouwjaar vóór 1945 × 1,065 ± 0,027 (t 2,4) t.o.v. 1945–2004 (met plaats in plaats van postcode-4 × 1,167 ± 0,02: dat is grotendeels ligging, de binnenstad) | 1 Nov 2026 |
| Best scenario: least IRR gain (percentage points) | 0.25 | assumption | – | 1 Nov 2026 |
| Backlog points per label step | 5 | assumption | – | 1 Nov 2026 |
| Full renovation: target label (built before 1945) | B | assumption | – | 31 Oct 2026 |
| New bathroom: WWS points for extras | 4 | assumption | – | 31 Oct 2026 |
| Maintenance after a renovation (factor) | 0.7 | assumption | – | 31 Oct 2026 |
Defaults set for this home
- Expected purchase price€411,985verwachte koopsom: vraagprijs € 395.000 +4,3% — tussenwoning: gemiddeld +4,3% t.o.v. de vraagprijs (NVM 3e kwartaal 2026) (model setting ‘Overbid on the asking price, terraced house’)
- Property tax (OZB), municipal0.0536%Property tax (OZB), owner, Alkmaar: 0.0536% of the WOZ
- Sewerage charge, municipal€216Sewerage charge, owner, Alkmaar: €216 a year
- Water board levy, municipal0.0353%Water board levy, owner, Alkmaar: 0.0353% of the WOZ
- Buy-to-let protectiongeen opkoopbescherming in Alkmaar gevonden: de Huisvestingsverordening Alkmaar 2024 (CVDR713872/4, deze versie geldend vanaf 26-02-2026), door twee lezers in haar geheel gelezen in de versies 1 tot en met 4, wijst geen woonruimte aan als bedoeld in artikel 41 van de Huisvestingswet: het woord "opkoop" staat er niet in, en de WOZ-grens van € 393.000 in art. 31 is die van de vergunning voor onttrekking, samenvoeging en omzetting, niet een opkoopbescherming. Zij trad "met terugwerkende kracht per 1 januari 2024" in werking en "Deze verordening vervalt vier jaar na het tijdstip van haar inwerkingtreding." (art. 44 lid 2): geldend t/m 31-12-2027. Geen opkoopregeling in het register of het Gemeenteblad en geen leges voor een opkoopvergunning in de Legesverordening 2026 (twee lezers, 2026-11-12). De Woonvisie 2040 (Gemeenteblad 2025, 565136) kondigt een herziening van de verordening aan, met voorrang voor lokale binding bij nieuwe betaalbare woningen en "zo mogelijk speculatiemaatregelen" voor sociale koop, geen opkoopbescherming
- Housing permit for the tenantde huurder heeft mogelijk een huisvestingsvergunning nodig (WWS-segment onbeslist: de puntenband valt mogelijk in de sociale huur) ("1. Woonruimte met een huurprijs van ten hoogste de huurtoeslaggrens mag niet voor bewoning in gebruik worden genomen of gegeven als daarvoor geen huisvestingsvergunning is verleend." (Huisvestingsverordening Alkmaar 2024, art. 2 lid 1, geldend t/m 31-12-2027); uitgezonderd onder meer "woonruimte die verhuurd wordt door niet-professionele verhuurders" (art. 2 lid 2), dat is "een verhuurder, niet zijnde een woningcorporatie, die alleen of tezamen met anderen ten hoogste twintig woonruimten in de woningmarktregio verhuurt of te huur aanbiedt" (art. 1): de huurder van een kleine particuliere verhuurder heeft er geen nodig; middenhuur niet; geen leges)
Model input
- Expected purchase price
- €411,985
- Rent segment
- Undecided
- Municipal charges
- Sewerage charge €216 · Property tax (OZB), share of WOZ 0.0536% · Water board levy, share of WOZ 0.0353%
- WOZ value (estimate)
- €365,375
- Build year
- 1980
- Owners’ association (VvE) a month
- €0
- Asking price
- €395,000
- Overbid on the asking price
- 4.3%
- Market rent a month
- €1,201
- Type of home
- house
- Living area (m²)
- 102
- Price terms
- buyer pays the costs (k.k.)
- Boiler age
- –
- WWS maximum rent a month
- €1,201
- Exterior last painted (years ago)
- –
Model versions
- Forecast model
- NL-LTR-2026.19
- Points model
- WWS-2026.1
- Rent model
- –
Dates
- Advert read
- 10 Nov 2026
- Rents refreshed
- 13 Nov 2026
- Forecast computed
- 13 Nov 2026
Agent
Agent not yet linked: the advert names one, Brixfox does not read it yet.