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

Photos belong to the agent and are shown straight from the advert; Brixfox does not store them.

Dorpsstraat 90 a

Free beta · pilot

3881 BE Putten

For saleUndecidedBest scenario: Let as isIndicative

The points band crosses a boundary; the rubric that decides it is named on the page.

Asking price

€450,000buyer pays costs (k.k.)

An asking price, not a sale price.

Expected purchase price

€466,200

+4.5% on the asking price: the national average for an apartment (NVM figures for Q3 2026, via a secondary source; not yet checked against NVM itself).

−0.9 pp for the Veluwe region, Q3 2026, not verified.Together +3.6% on the asking price. The forecast buys at this price.

Living area: 110 m²
Asking price per m²: €4,091
Energy label: C
Built: 1893
Rooms / bedrooms: 3 / 2
Bathrooms: 1
Plot: –
Type: Apartment
Owners’ association (VvE): €240 a month

Floor area: advert 110 m², BAG 139 m²; Brixfox uses 110 m².

Rent used, per month

€1,180

Legal maximum (WWS points)

IRR over 10 years

2.2%

incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)

IRR without appreciation

−0.8%

10 years, 0% appreciation, without a mortgage: the stored cell of the sensitivity grid.

Cash flow year 1, after tax

€528

0.1% of the total investment of €506,246: expected purchase price €466,200 + transfer tax (8%) and other purchase costs €40,046. No mortgage.

Net rental yield year 1, before tax

1.6%

Gross rental yield: 3.1% · Rent × 12 ÷ asking price.

Let as is, without a mortgage, box 3 (2026). After maintenance and running costs.

Indicative: the rent is the legal maximum, and the age check rejected the rentals that should show the market reaches it.

In Putten, a duty on new builds can restrict letting (a permit to occupy, an owner-occupation duty or a minimum holding term). This home may fall outside it, but we cannot rule out that it applies. The forecast assumes the home can be let. The forecast’s reading (Dutch): boven de prijsgrens van de huisvestingsvergunning voor de bewoner van nieuwbouw in Putten (tot € 405.000, met een marge voor doorverkoop tot € 437.400): mogelijk vrij te verhuren

Already deducted in year 1: maintenance and running costs

Maintenance €1,320 in year 1 (a yearly amount; it rises with costs, see the year-by-year table)

Major maintenance planned within ten years

Year 6: boiler€3,394

Apartment in a building from before 1945: the forecast counts the VvE contribution, interior maintenance per m² (the shell is the owners’ association’s) and, where its age is known, the replacement of the boiler. Major work on the building itself (roof, facade, frames, foundations) from its long-term maintenance plan, and any extra contribution or levy by the VvE to pay for it, is not modelled: ask for the maintenance plan (MJOP) and the balance of the reserve fund.

Other running costs, year 1

Management: €680
Insurance: €150
Owners’ association (VvE): €2,880
Property tax (OZB): €241
Water board levy: €86
Running costs year 1, total (incl. maintenance and major maintenance): €5,356
Vacancy (year 1): €566
Tax (year 1): €7,709

Assumed for this home: Property tax (OZB), owner, Putten: 0.0579% of the WOZ; Sewerage charge, owner, Putten: €0 a year; Water board levy, owner, Putten: 0.0206% 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 7 comparable rentals from the table lie.

Loading the map…

This home

Dorpsstraat 90 a

3881 BE Putten

Rent-control points (WWS)

Points model WWS-2026.1

Points band

179–235 points

Undecided

Social ≤ 143 · mid-rent 144–186 · free sector ≥ 187

Why “undecided”

The band runs from 179 to 235 points and crosses the line between mid-rent and free sector. The rubrics that still carry a range decide which side it lands on: Outdoor space (2–15), Room floor area (88–101), Kitchen (4–14), WOZ value (34.25–41.75), Bathroom fittings (11–18), Heating and cooling (8–14). Outdoor space (2–15) 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

€1,180

a month, at the bottom of the band (179 points; exactly €1,180.01)

WOZ value

€382,500 – €450,000

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	34.25	41.75	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	11	18	fixtures known, extras unknown (up to the shower/bath points, §2.6.2)
Outdoor space	2	15	listing: outdoor space, m² unknown
Energy performance	15	15	energy label (NTA 8800 or NEN 7120), r.4.1 (§2.4.4)
Heating and cooling	8	14	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	88	101	assumption: vertrekken = 80–92% of the living area (verkeersruimte counts for nothing, §2.2)
Other indoor space	16.5	16.5	listing: overige inpandige ruimte + externe berging, §2.2.2
Total	179	235

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)

€1,475

€13.41 per m² a month

Median

€1,502

€13.65 per m² a month

High (p75)

€1,673

€15.21 per m² a month

Rent used in the forecast

€1,180

Basis: Legal maximum (WWS points)

Legal maximum rent

€1,180

The points cap the rent: the forecast uses the legal maximum, not the market rent.

7 rentals 0.42 to 7.84 km away, rejected by the age check

The age check rejected these rentals: their age does not match this home’s or cannot be established, so they do not describe its rent. The rent in the forecast does not rest on them.

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.

Address	Distance	Living m²	Rooms	Bedr.	Label	Built	Asking rent	Asking rent per m²	Corrected per m²	Seen	Let or offline since
This homeapartment		110	3	2	C	1893
Kerkstraat 443882 BS · apartment	0.42 km	74	—	2	A	1953	€1,350	€18.24	€13.65	3 Nov 2026	23 Feb 2026
Bare rent at this home’s energy label €1,094 (€14.78 per m²), from €1,350 asking rent: upholstered ×0.93, energy label A converted to C ×0.871. Carried to this home: size ×0.867 · location ×1 · building period ×1.065 (built 1953) = €13.65 per m².
Schoolpad 1-D3851 JE · apartment	4.27 km	117	—	2	B	2001	€1,950	€16.67	€15.80	3 Nov 2026	30 Mar 2026
Bare rent at this home’s energy label €1,698 (€14.51 per m²), from €1,950 asking rent: excl. service costs, energy label B converted to C ×0.871. Carried to this home: size ×1.022 · no location index, not adjusted for location · building period ×1.065 (built 2001) = €15.80 per m².
Stationsstraat 125-A3851 ND · apartment	4.52 km	110	—	2	C	1915	€1,475	€13.41	€13.41	3 Nov 2026	18 Jun 2026
Bare rent at this home’s energy label €1,475 (€13.41 per m²), from €1,475 asking rent: excl. service costs. Carried to this home: size ×1 · no location index, not adjusted for location = €13.41 per m².
Triasplein 1083845 GD · apartment	7.21 km	85	—	2	A	2007	€1,200	€14.12	€11.93	31 Oct 2026	22 Oct 2026
Bare rent at this home’s energy label €1,045 (€12.29 per m²), from €1,200 asking rent: excl. service costs, offered unfurnished, energy label A converted to C ×0.871. Carried to this home: size ×0.911 · no location index, not adjusted for location · building period ×1.065 (built 2007) = €11.93 per m².
Paviljoenplein 63847 LK · apartment	7.83 km	110	—	2	A	2002	€1,755	€15.95	€14.80	1 Nov 2026	23 Feb 2026
Bare rent at this home’s energy label €1,529 (€13.90 per m²), from €1,755 asking rent: excl. service costs, energy label A converted to C ×0.871. Carried to this home: size ×1 · no location index, not adjusted for location · building period ×1.065 (built 2002) = €14.80 per m².
Paviljoenplein 43847 LK · apartment	7.83 km	110	—	2	A	2002	€1,755	€15.95	€14.80	1 Nov 2026	23 Jan 2026
Bare rent at this home’s energy label €1,529 (€13.90 per m²), from €1,755 asking rent: excl. service costs, energy label A converted to C ×0.871. Carried to this home: size ×1 · no location index, not adjusted for location · building period ×1.065 (built 2002) = €14.80 per m².
Paviljoenplein 133847 LK · apartment	7.84 km	115	—	2	B	2002	€1,855	€16.13	€15.21	5 Nov 2026	still listed
Bare rent at this home’s energy label €1,616 (€14.05 per m²), from €1,855 asking rent: excl. service costs, energy label B converted to C ×0.871. Carried to this home: size ×1.016 · no location index, not adjusted for location · building period ×1.065 (built 2002) = €15.21 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: 16/100

KitchenFair
photos: Small, basic kitchen, functional but dated style.
BathroomGood
advert text: De complete badkamer is uitgerust met een ligbad, wastafel, separate douche en wasmachineaansluiting.
ToiletUnknown
FloorsNewfrom 2024
advert text: in 2024 een nieuwe PVC-vloer met isolerende ondervloer (16 dB) gelegd.
Interior paintGood
photos: Walls are freshly painted in a neutral white color.
Exterior paintNewfrom 2025
advert text: - Buitenzijde van het pand geschilderd in 2025 door Kruithof Schilderwerken;
Frames and glazingGood
photos: Modern dark window frames with double glazing appear in good condition.
RoofGood
photos: The roof appears to be in good condition from the visible parts.
BoilerGoodfrom 2017
advert features: Nefit (gas gestookt combiketel uit 2017)
InsulationGood
advert features: Dakisolatie, dubbel glas, muurisolatie en vloerisolatie

Renovation scenarios

Assumption, not a quote

Let as is

★ Best scenario

Cost (min – mid – max): No works: the home is let as offered.
Duration: 0 weeks
Energy label after: C
Points after: 179–235Undecided
Rent after: €1,180Legal maximum (WWS points)
Value after: €466,200 – €466,200 – €466,200asking price — in purchase-price terms: × 1.036 (expected purchase price ÷ asking price)
IRR over 10 years: 2.2%incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)

Notes

as offered

Refresh

Cost (min – mid – max): €0 – €8,250 – €16,500incl. 10% contingency
Duration: 6 weeks
Energy label after: C
Points after: 179–235Undecided
Rent after: €1,180legal maximum after the renovation (179–235 points, undecided)
Value after: €466,200 – €466,200 – €466,200asking price + 0% of the cost (model setting ‘Value gain from a refresh’: no measured basis for a partial refresh) — in purchase-price terms: × 1.036 (expected purchase price ÷ asking price)
IRR over 10 years: 2.0%incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)

Cost items (2)

Kitchen · Fair€0 – €12,000
new kitchen (model setting ‘Renovation: new kitchen’); state fair: 0 … full
Toilet · unknown€0 – €3,000
new toilet (model setting ‘Renovation: new toilet’); state unknown: 0 … full

Notes

kitchen: state fair, priced as a band
toilet: state unknown, priced as a band

Full renovation

Cost (min – mid – max): €0 – €14,850 – €23,100incl. 10% contingency
Duration: 14 weeks
Energy label after: B
Points after: 194–250Free sector
Rent after: €1,180the rent as it is (the legal maximum): the comparables are on average 82.6 years newer than the home (comp-age check), so the works add no measured rent
Value after: Not shownModel note: no price fit for appartementen in the municipality (fewer than 20 priced homes of the class or type)
IRR over 10 years: 1.9%incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)

Cost items (3)

Kitchen · Fair€0 – €12,000
new kitchen (model setting ‘Renovation: new kitchen’); state fair: 0 … full
Toilet · unknown€0 – €3,000
new toilet (model setting ‘Renovation: new toilet’); state unknown: 0 … full
Other measures to the target label · assumption€0 – €6,000
1 label step × 6000 (model setting ‘Renovation: one energy-label step’) minus the measures named

Notes

kitchen: state fair, priced as a band
toilet: state unknown, priced as a band
other measures to the target label: state assumed, priced as a band

Ten-year forecast

Scenario

Tax regime

IRR over 10 years

2.2%

incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)

IRR over 5 years

1.3%

incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)

Return on equity, year 1

3.1%

incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)

Break-even appreciation

0.8%

The yearly appreciation at which the IRR is 0.

Total return over 5 years

€34,568

incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)

Total return over 10 years

€125,419

incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)

Cash flow year 1, after tax

€528

Payback

–

Cumulative cash flow and value

Cumulative cash flow€528 → −€4,914

Value at year end€481,585 → €645,023

Year by year

Year	1	2	3	4	5	6	7	8	9	10
Rent per month	€1,180	€1,215	€1,252	€1,289	€1,328	€1,368	€1,409	€1,451	€1,495	€1,540
Rent for the year	€14,160	€14,585	€15,022	€15,473	€15,937	€16,415	€16,908	€17,415	€17,937	€18,476
Vacancy	€566	€583	€601	€1,908	€637	€657	€676	€2,148	€717	€739
Running costs	€5,356	€5,496	€5,640	€7,012	€5,939	€9,488	€6,253	€7,796	€6,585	€6,757
of which maintenance	€1,320	€1,353	€1,387	€1,421	€1,457	€1,493	€1,531	€1,569	€1,608	€1,648
of which major maintenance						€3,394⁶
Net operating income	€8,237	€8,505	€8,781	€6,552	€9,361	€6,271	€9,978	€7,472	€10,635	€10,980
Interest	€0	€0	€0	€0	€0	€0	€0	€0	€0	€0
Tax	€7,709	€8,006	€8,312	€8,629	€8,956	€9,294	€9,643	€10,003	€10,376	€10,760
Cash flow	€528	€499	€469	−€2,076	€405	−€3,023	€336	−€2,531	€260	€219
Cumulative cash flow	€528	€1,028	€1,497	−€579	−€174	−€3,197	−€2,861	−€5,393	−€5,133	−€4,914
Value at year end	€481,585	€497,477	€513,894	€530,852	€548,370	€566,466	€585,160	€604,470	€624,418	€645,023

of which major maintenance: ⁶ boiler €3,394

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	€548,370	€645,023
Selling costs	€7,381	€8,444
Mortgage repaid	€0	€0
Tax on the sale	€0	€0
Net proceeds	€540,989	€636,579

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	−1.9%	−1.0%	−€10	−€48,582
Base3.3% appreciation, 4% vacancy, 3% rent growth	1.3%	2.2%	€528	€125,419
Optimistic4.5% appreciation, 2% vacancy, 4% rent growth	2.5%	3.4%	€797	€200,414

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	−2.5%	−1.6%	−0.8%	0.1%	1.1%	2.0%	2.9%	3.8%
30% of the price	−5.3%	−3.8%	−2.5%	−1.1%	0.1%	1.4%	2.6%	3.8%
50% of the price	−8.9%	−6.5%	−4.5%	−2.5%	−0.8%	0.9%	2.5%	4.0%

The assumption (3.3% a year) sits between the 3% and 4% columns; without a mortgage it gives the IRR of 2.2% 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

Putten

For this home

No buy-to-let protection found in Putten.

province of Gelderland · Veluwe region · water board Vallei en Veluwe · 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: 0.0579% of the WOZ value
Source: Eerste wijziging Verordening OZB Putten 2026, Gemeenteblad 2026, 2233, art. 5 (zoek.officielebekendmakingen.nl); geconsolideerd CVDR752150/2checked 1 Nov 2026"b. bij de eigenarenbelasting: 1. voor onroerende zaken die in hoofdzaak tot woning dienen 0,0579%"; in werking 03-01-2026, heffing vanaf 1 januari 2026; vervangt de 0,0700% van 01-01 t/m 02-01-2026 (CVDR752150/1)
Sewerage charge, owner: €0 a year
Source: Verordening rioolheffing Putten 2026, CVDR752032/1, art. 3, 5 en 6 (lokaleregelgeving.overheid.nl)checked 1 Nov 2026"De belasting wordt geheven van de gebruiker van een perceel … per eenheid van 0 tot en met 250 m³ | € | 222,80"; alleen een gebruikersheffing (voor de huurder); de 0,025% van de WOZ geldt alleen voor percelen die uitsluitend hemelwater afvoeren
Water board levy (watersysteemheffing) · Vallei en Veluwe: 0.0206% of the WOZ value
Source: Verordening watersysteemheffing Waterschap Vallei en Veluwe 2026, CVDR750214/1, 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 0,0206% van de heffingsmaatstaf"; woningen 2026 (niet-woningen 0,0231%); de landelijke aanname 0,035% ligt 70% hoger

Buy-to-let protection (opkoopbescherming)

Not in force according to the sources found.

de Legesverordening 2026 reserveert de leges ("Artikel 3.17 | Verhuurvergunning opkoopbescherming | Gereserveerd") en de Huisvestingsverordening 2026 (CVDR751925/1, in werking 01-01-2026, zonder eigen einddatum; art. 4 Huisvestingswet 2014 staat regels toe "voor de duur van ten hoogste vier jaar": t/m 31-12-2029) heeft alleen de hoofdstukken 1-4 en 11

Landlord permit (verhuurvergunning)

No landlord permit found.

de Legesverordening 2026 reserveert de leges ("Artikel 3.18 | Verhuurvergunning woon- of verblijfsruimte | Gereserveerd")

Housing permit for the tenant (huisvestingsvergunning)

Not established: check with the municipality whether tenants need a housing permit.

bestaande woning: alleen voor huurwoningen van woningcorporaties (HV 2026, art. 2), niet voor de huurder van een particuliere verhuurder; nieuwbouw, huisvestingsvergunning voor de bewoner (Huisvestingsverordening Putten 2026, CVDR751925/1, art. 1 q, 2 lid 3 en 3 lid 3): "Alle nieuw te bouwen voor verkoop bestemde woonruimte met een koopprijs van ten hoogste de koopprijsgrens, mogen alleen voor bewoning in gebruik worden genomen of gegeven als daarvoor een huisvestingsvergunning is verleend. … q. koopprijsgrens: maximaal €405.000"; "uitsluitend in aanmerking kopers met een huishoudinkomen lager dan €49.669 voor eenpersoonshuishoudens en € 54.847 voor meerpersoonshuishoudens" (art. 3 lid 3)

Assumption: no housing permit for the tenant of an existing home let by a private landlord (only for housing-association rentals); the occupant of a new build under the purchase-price limit needs one

Ground lease (erfpacht)

Letting in the ground lease terms

Not established: what the ground lease terms of Putten 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

checked 11 Nov 2026niet gezocht: de landelijke wettencheck van 2026-11-01 las de belastingen, de opkoopbescherming en de vergunningen van de gemeente, niet haar erfpacht; geen erfpachtregeling, algemene bepalingen of erfpachtvoorwaarden gelezen, en niet vastgesteld of de gemeente of een ander erfpacht op woningen heeft uitgegeven

Overbidding in the region

On average +2.4% on the asking price in the Veluwe region, Q3 2026.

not verifiedSource: NVM, Marktoverzicht regio Veluwe 3e kwartaal 2026 (nvm.nl), tabel "Vraag-verkoopprijsverschil", totaal alle woningtypen, gelezen 2026-11-01checked 1 Nov 2026"Vraag-verkoopprijsverschil … Totaal 4,3% 4,0% 2,4% … % Boven vraagprijs verkocht … Totaal 69% 71% 63%" (kolommen 2025-3, 2026-2, 2026-3); per type tussenwoning 4,2%, hoekwoning 2,6%, 2-onder-1-kap 2,0%, vrijstaand −0,6%, appartement 3,5%; −0,9 pp op het landelijke cijfer (was: geen regionaal overbod, het landelijke 3,3%); NVM, geen overheidsbron

Assumption: the expected purchase price uses the NVM's regional overbid, a market figure, not an official source

Sources

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 Putten 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 chargePutten	€0	law"De belasting wordt geheven van de gebruiker van een perceel … per eenheid van 0 tot en met 250 m³ \| € \| 222,80"; alleen een gebruikersheffing (voor de huurder); de 0,025% van de WOZ geldt alleen voor percelen die uitsluitend hemelwater afvoeren	Verordening rioolheffing Putten 2026, CVDR752032/1, art. 3, 5 en 6 (lokaleregelgeving.overheid.nl)	1 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 WOZPutten	0.0579%	law"b. bij de eigenarenbelasting: 1. voor onroerende zaken die in hoofdzaak tot woning dienen 0,0579%"; in werking 03-01-2026, heffing vanaf 1 januari 2026; vervangt de 0,0700% van 01-01 t/m 02-01-2026 (CVDR752150/1)	Eerste wijziging Verordening OZB Putten 2026, Gemeenteblad 2026, 2233, art. 5 (zoek.officielebekendmakingen.nl); geconsolideerd CVDR752150/2	1 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 WOZPutten	0.0206%	law"bedraagt het tarief van de heffing voor onroerende zaken die in hoofdzaak tot woning dienen 0,0206% van de heffingsmaatstaf"; woningen 2026 (niet-woningen 0,0231%); de landelijke aanname 0,035% ligt 70% hoger	Verordening watersysteemheffing Waterschap Vallei en Veluwe 2026, CVDR750214/1, 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€466,200verwachte koopsom: vraagprijs € 450.000 +3,6% — appartement: gemiddeld +4,5% t.o.v. de vraagprijs (NVM 3e kwartaal 2026); −0,9 pp voor de regio Veluwe 2026Q3: gemiddeld 2,4% boven de vraagprijs tegen 3,3% landelijk (NVM, Marktoverzicht regio Veluwe 3e kwartaal 2026 (https://www.nvm.nl/media/zuaf41j2/marktoverzicht-regio-veluwe-3e-kwartaal-2026.pdf), tabel "Vraag-verkoopprijsverschil", totaal alle woningtypen, gelezen 2026-11-01), niet geverifieerd (model setting ‘Overbid on the asking price, apartment’)
Property tax (OZB), municipal0.0579%Property tax (OZB), owner, Putten: 0.0579% of the WOZ
Sewerage charge, municipal€0Sewerage charge, owner, Putten: €0 a year
Water board levy, municipal0.0206%Water board levy, owner, Putten: 0.0206% of the WOZ
Buy-to-let protectiongeen opkoopbescherming in Putten gevonden: de Legesverordening 2026 reserveert de leges ("Artikel 3.17 | Verhuurvergunning opkoopbescherming | Gereserveerd") en de Huisvestingsverordening 2026 (CVDR751925/1, in werking 01-01-2026, zonder eigen einddatum; art. 4 Huisvestingswet 2014 staat regels toe "voor de duur van ten hoogste vier jaar": t/m 31-12-2029) heeft alleen de hoofdstukken 1-4 en 11
New-build dutyboven de prijsgrens van de huisvestingsvergunning voor de bewoner van nieuwbouw in Putten (tot € 405.000, met een marge voor doorverkoop tot € 437.400): mogelijk vrij te verhuren

Model input

Expected purchase price: €466,200
Rent segment: Undecided
Municipal charges: Sewerage charge €0 · Property tax (OZB), share of WOZ 0.0579% · Water board levy, share of WOZ 0.0206%
WOZ value (estimate): €416,250
Build year: 1893
Owners’ association (VvE) a month: €240
Asking price: €450,000
Overbid on the asking price: 3.6%
Market rent a month: €1,180
Type of home: apartment
Living area (m²): 110
Price terms: buyer pays the costs (k.k.)
Boiler age: 9 years
WWS maximum rent a month: €1,180
Exterior last painted (years ago): 1

Model versions

Forecast model: NL-LTR-2026.19
Points model: WWS-2026.1
Rent model: –

Dates

Advert read: 11 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.