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
Warnsveldseweg 34 be
Free beta · pilot7204 BD Zutphen
For saleUndecidedBest scenario: Let as is
The points band crosses a boundary; the rubric that decides it is named on the page.
Asking price
€399,000buyer pays costs (k.k.)
An asking price, not a sale price.
Expected purchase price
€419,748+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).
+0.7 pp for the Achterhoek region, Q3 2026, not verified.Together +5.2% on the asking price. The forecast buys at this price.
- Living area
- 106 m²
- Asking price per m²
- €3,764
- Energy label
- D
- Built
- 1930
- Rooms / bedrooms
- 4 / 3
- Bathrooms
- 1
- Plot
- –
- Type
- Apartment
- Owners’ association (VvE)
- €110 a month
Floor area: advert 106 m², BAG 87 m²; Brixfox uses 87 m². That holds for the rent and the WWS points; costs per m² (maintenance, an estimated VvE contribution, works) follow the advert.
Rent used, per month
€1,091
Legal maximum (WWS points)
IRR over 10 years
2.6%
incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
IRR without appreciation
−0.3%
10 years, 0% appreciation, without a mortgage: the stored cell of the sensitivity grid.
Cash flow year 1, after tax
€1,858
0.4% of the total investment of €456,078: expected purchase price €419,748 + transfer tax (8%) and other purchase costs €36,330. No mortgage.
Net rental yield year 1, before tax
1.9%
Gross rental yield: 3.3% · 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
€1,081
Cash flow year 1, after tax
€1,751
0.4% of the same total investment of €456,078
IRR over 10 years
2.6%
incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Cash flow year 1 against the forecast
−€107
a year, against €1,858 at €1,091 rent a month
Already deducted in year 1: maintenance and running costs
Maintenance €1,272 in year 1 (a yearly amount; it rises with costs, see the year-by-year table)
Major maintenance planned within ten years
No major maintenance planned within ten years.
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
- €628
- Insurance
- €150
- Owners’ association (VvE)
- €1,320
- Property tax (OZB)
- €358
- Sewerage charge
- €156
- Water board levy
- €133
- Running costs year 1, total (incl. maintenance and major maintenance)
- €4,018
- Vacancy (year 1)
- €524
- Tax (year 1)
- €6,690
Assumed for this home: Property tax (OZB), owner, Zutphen: 0.097% of the WOZ; Sewerage charge, owner, Zutphen: €156 a year; Water board levy, owner, Zutphen: 0.036% of the WOZ (not verified against the official source)
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…
Rent-control points (WWS)
Points model WWS-2026.1Points band
166–204 points
Social ≤ 143 · mid-rent 144–186 · free sector ≥ 187
Why “undecided”
The band runs from 166 to 204 points and crosses the line between mid-rent and free sector. The rubrics that still carry a range decide which side it lands on: Kitchen (4–14), Room floor area (70–80), WOZ value (33–40.75), Heating and cooling (10–16), Bathroom fittings (10–14). Kitchen (4–14) 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
€1,091
a month, at the bottom of the band (166 points; exactly €1,090.76)
WOZ value
€339,150 – €399,000
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 | 33 | 40.75 | 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 | 10 | 14 | 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 | 11 | 11 | energy label (NTA 8800 or NEN 7120), r.4.1 (§2.4.4) |
| Heating and cooling | 10 | 16 | 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 | 70 | 80 | assumption: vertrekken = 80–92% of the living area (verkeersruimte counts for nothing, §2.2) |
| Other indoor space | 12.75 | 12.75 | listing: overige inpandige ruimte + externe berging, §2.2.2 |
| Total | 166 | 204 |
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)
€1,189
€13.67 per m² a month
Median
€1,228
€14.11 per m² a month
High (p75)
€1,387
€15.94 per m² a month
Rent used in the forecast
€1,091
Basis: Legal maximum (WWS points)
Legal maximum rent
€1,091
The points cap the rent: the forecast uses the legal maximum, not the market rent.
7 comparable rentals 0.59 to 1.22 km away (weighted average 0.9 km)
5 of these 7 have one bedroom more or fewer than this home. 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).
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) €14.11 × 87 m² = €1,228 a month. The forecast uses €1,091 a month (the legal maximum), not this market rent.
| Address | Distance | Living m² | Rooms | Bedr. | Label | Built | Asking rent | Asking rent per m² | Corrected per m² | Seen | Let or offline since |
|---|---|---|---|---|---|---|---|---|---|---|---|
| This homeapartment | 87 | 4 | 3 | D | 1930 | ||||||
| Oudewand7201 LM · apartment | 0.59 km | 77 | — | – | D | 1888 | €1,095 | €14.22 | €13.67 | 1 Nov 2026 | still listed |
Bare rent at this home’s energy label €1,095 (€14.22 per m²), from €1,095 asking rent. Carried to this home: size ×0.957 · location ×1.004 = €13.67 per m². | |||||||||||
| Spittaalstraat 477201 EB · apartment | 0.62 km | 87 | — | 2 | A | 1925 | €1,575 | €18.10 | €16.00 | 1 Nov 2026 | 20 Nov 2025 |
Bare rent at this home’s energy label €1,372 (€15.77 per m²), from €1,575 asking rent: excl. service costs, energy label A converted to D ×0.871. Carried to this home: size ×1 · location ×1.015 = €16.00 per m². | |||||||||||
| Sprongstraat 8-A7201 KS · apartment | 0.67 km | 105 | — | 3 | C | 1496 | €1,490 | €14.19 | €14.11 | 1 Nov 2026 | 17 Aug 2026 |
Bare rent at this home’s energy label €1,386 (€13.20 per m²), from €1,490 asking rent: excl. service costs, upholstered ×0.93. Carried to this home: size ×1.07 · location ×0.999 = €14.11 per m². | |||||||||||
| Noorderhavenstraat 1737202 DD · apartment | 1.17 km | 83 | — | 2 | A+++ | 2022 | €1,450 | €17.47 | €13.22 | 1 Nov 2026 | 1 Dec 2025 |
Bare rent at this home’s energy label €1,109 (€13.36 per m²), from €1,450 asking rent: excl. service costs, upholstered ×0.93, energy label A+++ converted to D ×0.822. Carried to this home: size ×0.983 · location ×0.945 · building period ×1.065 (built 2022) = €13.22 per m². | |||||||||||
| Noorderhavenstraat 1537202 DD · apartment | 1.19 km | 94 | — | 2 | A+++ | 2022 | €1,585 | €16.86 | €13.34 | 1 Nov 2026 | 6 Jan 2026 |
Bare rent at this home’s energy label €1,212 (€12.89 per m²), from €1,585 asking rent: excl. service costs, upholstered ×0.93, energy label A+++ converted to D ×0.822. Carried to this home: size ×1.028 · location ×0.945 · building period ×1.065 (built 2022) = €13.34 per m². | |||||||||||
| Reesinkhof 727202 DJ · apartment | 1.2 km | 73 | — | 2 | – | 2020 | €1,325 | €18.15 | €15.94 | 1 Nov 2026 | 22 May 2026 |
Bare rent at this home’s energy label €1,232 (€16.88 per m²), from €1,325 asking rent: excl. service costs, upholstered ×0.93. Carried to this home: size ×0.939 · location ×0.945 · building period ×1.065 (built 2020) = €15.94 per m². | |||||||||||
| Noorderhavenstraat 2017202 DD · apartment | 1.22 km | 103 | — | 2 | A+++ | 2022 | €1,800 | €17.48 | €14.40 | 1 Nov 2026 | 13 Apr 2026 |
Bare rent at this home’s energy label €1,377 (€13.37 per m²), from €1,800 asking rent: excl. service costs, upholstered ×0.93, energy label A+++ converted to D ×0.822. Carried to this home: size ×1.063 · location ×0.952 · building period ×1.065 (built 2022) = €14.40 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: 42/100- KitchenFair
photos:
Functioneel, maar gedateerd uiterlijk en mogelijk aan vervanging toe.
- BathroomFair
advert text:
Lange gang met een prachtige granito vloer en deur naar de kelderruimte, klassiek toilet met fonteintje, ruime en nette badkamer voorzien van douche, toilet, wa
- ToiletDue for replacement
photos:
Zeer gedateerd toilet met opvallende kleur en leidingen in zicht.
- FloorsGood
photos:
Moderne laminaatvloer in goede staat, hal heeft terrazzo.
- Interior paintFair
photos:
Wanden zijn wit, maar de plinten en lambrisering zijn donker en gedateerd.
- Exterior paintFair
photos:
Deuren en kozijnen buiten zien er redelijk uit, maar kunnen een opfrisbeurt gebruiken.
- Frames and glazingFair
photos:
Houten kozijnen, waarschijnlijk dubbel glas, maar gedateerde uitstraling.
- RoofFair
photos:
Pannendak zichtbaar, lijkt functioneel maar leeftijd onbekend.
- BoilerNewfrom 2024
advert features:
Intergas Kompakt (gas gestookt combiketel uit 2024, eigendom)
- InsulationFair
advert features:
Dubbel glas, HR-glas en muurisolatie
Renovation scenarios
Assumption, not a quoteLet as is
★ Best scenario- Cost (min – mid – max)
- No works: the home is let as offered.
- Duration
- 0 weeks
- Energy label after
- D
- Points after
- 166–204Undecided
- Rent after
- €1,091Legal maximum (WWS points)
- Value after
- €419,748 – €419,748 – €419,748asking price — in purchase-price terms: × 1.052 (expected purchase price ÷ asking price)
- IRR over 10 years
- 2.6%incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Notes
- as offered
Refresh
- Cost (min – mid – max)
- €3,300 – €20,482 – €37,664incl. 10% contingency
- Duration
- 6 weeks
- Energy label after
- D
- Points after
- 166–204Undecided
- Rent after
- €1,091legal maximum after the renovation (166–204 points, undecided)
- Value after
- €419,748 – €419,748 – €419,748asking price + 0% of the cost (model setting ‘Value gain from a refresh’: no measured basis for a partial refresh) — in purchase-price terms: × 1.052 (expected purchase price ÷ asking price)
- IRR over 10 years
- 2.1%incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Cost items (4)
- Kitchen · Fair€0 – €12,000
new kitchen (model setting ‘Renovation: new kitchen’); state fair: 0 … full
- Bathroom · Fair€0 – €15,000
new bathroom (model setting ‘Renovation: new bathroom’); state fair: 0 … full
- Toilet · Due for replacement€3,000
new toilet (model setting ‘Renovation: new toilet’)
- Interior paint · Fair€0 – €4,240
interior paint 40 €/m² × 106 m²; state fair: 0 … full
Notes
- kitchen: state fair, priced as a band
- bathroom: state fair, priced as a band
- interior paint: state fair, priced as a band
Full renovation
- Cost (min – mid – max)
- €6,600 – €33,682 – €53,614incl. 10% contingency
- Duration
- 14 weeks
- Energy label after
- B
- Points after
- 185–223Undecided
- Rent after
- €1,221legal maximum after the renovation (185–223 points, undecided)
- Value after
- Not shownModel note: fewer than 5 modernised and 5 other appartementen of the size and generation in the municipality (1 modernised, 7 other)
- IRR over 10 years
- 2.1%incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Cost items (8)
- Kitchen · Fair€0 – €12,000
new kitchen (model setting ‘Renovation: new kitchen’); state fair: 0 … full
- Bathroom · Fair€0 – €15,000
new bathroom (model setting ‘Renovation: new bathroom’); state fair: 0 … full
- Toilet · Due for replacement€3,000
new toilet (model setting ‘Renovation: new toilet’)
- Interior paint · Fair€0 – €4,240
interior paint 40 €/m² × 106 m²; state fair: 0 … full
- Floor insulation · missing€3,000
model setting ‘Floor insulation’
- Shell insulation through the VvE · vve€0
an apartment’s roof and floor insulation is a VvE decision; not priced
- HR++ glass · Fair€0 – €5,000
model setting ‘HR++ glass (apartment)’; 0 … full
- Other measures to the target label · assumption€0 – €6,500
2 label steps × 6000 (model setting ‘Renovation: one energy-label step’) minus the measures named
Notes
- kitchen: state fair, priced as a band
- bathroom: state fair, priced as a band
- interior paint: state fair, priced as a band
- HR++ glass: state fair, 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
2.6%
incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
IRR over 5 years
1.6%
incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Return on equity, year 1
3.4%
incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Break-even appreciation
0.4%
The yearly appreciation at which the IRR is 0.
Total return over 5 years
€37,899
incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Total return over 10 years
€130,824
incl. 3.3% a year appreciation (assumption) · without a mortgage · Box 3 (2026)
Cash flow year 1, after tax
€1,858
Payback
–
Cumulative cash flow and value
Year by year
| Year | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 | 9 | 10 |
|---|---|---|---|---|---|---|---|---|---|---|
| Rent per month | €1,091 | €1,123 | €1,157 | €1,192 | €1,228 | €1,264 | €1,302 | €1,342 | €1,382 | €1,423 |
| Rent for the year | €13,089 | €13,482 | €13,886 | €14,303 | €14,732 | €15,174 | €15,629 | €16,098 | €16,581 | €17,078 |
| Vacancy | €524 | €539 | €555 | €1,764 | €589 | €607 | €625 | €1,985 | €663 | €683 |
| Running costs | €4,018 | €4,125 | €4,236 | €5,481 | €4,465 | €4,585 | €4,708 | €6,109 | €4,964 | €5,097 |
| of which maintenance | €1,272 | €1,304 | €1,336 | €1,370 | €1,404 | €1,439 | €1,475 | €1,512 | €1,550 | €1,589 |
| Net operating income | €8,548 | €8,817 | €9,095 | €7,058 | €9,677 | €9,982 | €10,296 | €8,004 | €10,954 | €11,298 |
| Interest | €0 | €0 | €0 | €0 | €0 | €0 | €0 | €0 | €0 | €0 |
| Tax | €6,690 | €6,953 | €7,225 | €7,505 | €7,795 | €8,095 | €8,404 | €8,724 | €9,054 | €9,395 |
| Cash flow | €1,858 | €1,864 | €1,870 | −€448 | €1,882 | €1,887 | €1,891 | −€720 | €1,899 | €1,903 |
| Cumulative cash flow | €1,858 | €3,722 | €5,593 | €5,145 | €7,027 | €8,914 | €10,805 | €10,085 | €11,984 | €13,887 |
| Value at year end | €433,600 | €447,908 | €462,689 | €477,958 | €493,731 | €510,024 | €526,855 | €544,241 | €562,201 | €580,754 |
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 | €493,731 | €580,754 |
| Selling costs | €6,780 | €7,737 |
| Mortgage repaid | €0 | €0 |
| Tax on the sale | €0 | €0 |
| Net proceeds | €486,951 | €573,016 |
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% | −0.6% | €1,361 | −€25,989 |
| Base3.3% appreciation, 4% vacancy, 3% rent growth | 1.6% | 2.6% | €1,858 | €130,824 |
| Optimistic4.5% appreciation, 2% vacancy, 4% rent growth | 2.8% | 3.7% | €2,107 | €198,371 |
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 | −2.1% | −1.2% | −0.3% | 0.5% | 1.4% | 2.3% | 3.2% | 4.1% |
| 30% of the price | −4.6% | −3.2% | −1.9% | −0.6% | 0.7% | 1.9% | 3.1% | 4.3% |
| 50% of the price | −7.8% | −5.6% | −3.6% | −1.8% | −0.1% | 1.6% | 3.1% | 4.6% |
The assumption (3.3% a year) sits between the 3% and 4% columns; without a mortgage it gives the IRR of 2.6% 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
ZutphenFor this home
No buy-to-let protection found in Zutphen.
province of Gelderland · Achterhoek region · water board Rijn en IJssel / 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
- 0.097% of the WOZ valueSource: Verordening onroerende-zaakbelastingen gemeente Zutphen 2026, CVDR751344, art. 5 lid 1 b (lokaleregelgeving.overheid.nl)checked 1 Nov 2026"b. de eigenarenbelasting: 1. voor onroerende zaken die in hoofdzaak tot woning dienen 0,0970%"; heffing vanaf 1 januari 2026
- Sewerage charge, owner
- €156.48 a yearSource: Verordening riool- en waterzorgheffing gemeente Zutphen 2026, CVDR751359, art. 2, 4 en 5 (lokaleregelgeving.overheid.nl)checked 1 Nov 2026"Het tarief van de belasting bedraagt € 156,48"; alleen een eigenarenheffing ("van de persoon die bij het begin van het belastingjaar het genot heeft krachtens eigendom", art. 2), vast bedrag per perceel; geen gebruikersdeel; alleen de uiterwaarden west van de IJssel zijn Vallei en Veluwe
- Water board levy (watersysteemheffing) · Rijn en IJssel / Vallei en Veluwe
- 0.036% of the WOZ valuenot verifiedSource: Verordening watersysteemheffing Waterschap Rijn en IJssel 2026, CVDR748056, art. 10 lid 1 (lokaleregelgeving.overheid.nl)checked 1 Nov 2026het hoogste woningtarief 2026 van de waterschappen in de gemeente (Rijn en IJssel 0,036%, Vallei en Veluwe 0,0206%; elk gelezen in art. 10 lid 1 van de eigen verordening); welk waterschap een adres heeft is niet vastgesteld: de PDOK-afvoergebieden gaven Rijn en IJssel, maar volgens COELO 2026 (secundair: een ingezetenenheffing van € 87,10 tegen € 87,98 voor Rijn en IJssel en € 70,66 voor Vallei en Veluwe, en de winkelheffing € 178) ligt ~5% van de huishoudens bij Vallei en Veluwe; welke adressen is niet op een officiële bron vastgesteld. Het hoogste tarief is dat van ~95% van de woningen (wettencheck 2026-11-01)
Assumption: the owner's water board levy uses the rate of the dearest water board in the municipality; which board an address falls under is not established, and a home in a cheaper board pays less
Buy-to-let protection (opkoopbescherming)
Not in force according to the sources found.
de Tarieventabel 2026 reserveert de leges ("Artikel 3.17 Verhuurvergunning opkoopbescherming Gereserveerd", net als elke Huisvestingswet-vergunning) en er is geen Huisvestingsverordening (register en Gemeenteblad). Los van de opkoopbescherming: nieuwbouw, instandhoudingstermijn (Beleidsregel betaalbare woningbouw en doelgroepenbeleid gemeente Zutphen 2024, CVDR728283/1, art. 1, 6 lid 3 en 4 en 7): "3. Een goedkope koopwoning moet gedurende een termijn van ten minste 10 jaar na eerste ingebruikname voor de doelgroep als goedkope koopwoning beschikbaar blijven. 4. Een betaalbare koopwoning laag moet gedurende een termijn van ten minste 10 jaar na eerste ingebruikname voor de doelgroep als betaalbare koopwoning laag beschikbaar blijven." (art. 6, geldend vanaf 05-12-2024); een goedkope koopwoning heeft "een maximale vrij op naam (VON) prijs voor de eerste koper van € 250.000,-", een betaalbare koopwoning laag een prijs "die voor de eerste koper ligt tussen € 250.001,- en € 300.000,-" (art. 1; prijspeil 2024 volgens de toelichting); betaalbaar hoog, tot € 355.000, heeft geen termijn. De beleidsregel indexeert de prijs voor de eerste koper niet: de marge van 5% per jaar is een voorzichtige aanname; de eerste eigenaar mag doorverkopen voor ten hoogste € 295.000 of € 345.000 plus inflatie (art. 7). Uitgevoerd in anterieure overeenkomsten met ontwikkelaars; of een woning eronder valt, staat zelden in de advertentie. nieuwbouw, zelfbewoningsplicht (Algemene Voorwaarden voor de Verkoop van onroerende zaken 2013 (AVV 2013), gemeente Zutphen, CVDR334991/2, art. 1.1, 2.13 en 3.15): "Koper verplicht zich de op de verkochte grond te bouwen woning uitsluitend te zullen gebruiken om die zelf (met zijn eventuele gezinsleden) te bewonen en die woning met de daarbij behorende grond niet aan derden te zullen doorverkopen" (art. 3.15 a, geldend vanaf 20-05-2014); "Het bepaalde in lid a en b vervalt nadat koper de desbetreffende woning gedurende vijf achtereenvolgende jaren heeft bewoond." (art. 3.15 d), met een boete van 10% van de koopsom, ten minste € 20.000 (lid c). De voorwaarden gelden bij een koopovereenkomst die ze van toepassing verklaart, "behoudens en voor zover in de koopovereenkomst onderdelen daarvan niet van toepassing zijn verklaard" (art. 1.1). Of een woning op gemeentegrond staat, staat zelden in de advertentie
Landlord permit (verhuurvergunning)
No landlord permit found. not verified
geen verhuurverordening (Wet goed verhuurderschap art. 5) in het register (titels met "verhuur" of "verhuurderschap": alleen het "Aanwijzingsbesluit toezichthouders Wet goed verhuurderschap gemeente Zutphen 2023", geen verordening) of het Gemeenteblad (geen treffer voor "verhuurverordening"); de Tarieventabel 2026 noemt geen verhuurvergunning van de Wet goed verhuurderschap (paragraaf 3.6 "Huisvestingswet 2014" reserveert de artikelen 3.11 tot en met 3.17); alleen gezocht door één lezer: de tweede lezer van die dag las alleen de plichten voor nieuwbouw na (zelfbewoning, instandhouding, de vergunning voor de bewoner), niet deze vergunning (wettencheck 2026-11-11)
Assumption: no landlord-permit ordinance (verhuurverordening, Good Landlordship Act) found in the rules of Zutphen (searched on 11 November 2026 by one reader; not confirmed)
Housing permit for the tenant (huisvestingsvergunning)
No housing permit for tenants found.
geen Huisvestingsverordening; de leges voor een huisvestingsvergunning zijn "Gereserveerd" (Tarieventabel 2026, art. 1.29)
Ground lease (erfpacht)
Letting in the ground lease terms
Not established: what the ground lease terms of Zutphen 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 +4.0% on the asking price in the Achterhoek region, Q3 2026.
not verifiedSource: NVM, Marktoverzicht regio Achterhoek 3e kwartaal 2026 (nvm.nl), tabel "Vraag-verkoopprijsverschil", totaal alle woningtypen, gelezen 2026-11-01checked 1 Nov 2026"Vraag-verkoopprijsverschil … Totaal 6,1% 5,7% 4,0% … % Boven vraagprijs verkocht … Totaal 73% 76% 70%" (kolommen 2025-3, 2026-2, 2026-3); per type tussenwoning 5,9%, hoekwoning 5,7%, 2-onder-1-kap 3,9%, vrijstaand 1,5%, appartement 4,7%; +0,7 pp op het landelijke cijfer (was: geen regionaal overbod); NVM, geen overheidsbron
Assumption: the expected purchase price uses the NVM's regional overbid, a market figure, not an official source
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 Zutphen 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 chargeZutphen | €156 | law"Het tarief van de belasting bedraagt € 156,48"; alleen een eigenarenheffing ("van de persoon die bij het begin van het belastingjaar het genot heeft krachtens eigendom", art. 2), vast bedrag per perceel; geen gebruikersdeel; alleen de uiterwaarden west van de IJssel zijn Vallei en Veluwe | Verordening riool- en waterzorgheffing gemeente Zutphen 2026, CVDR751359, art. 2, 4 en 5 (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 WOZZutphen | 0.097% | law"b. de eigenarenbelasting: 1. voor onroerende zaken die in hoofdzaak tot woning dienen 0,0970%"; heffing vanaf 1 januari 2026 | Verordening onroerende-zaakbelastingen gemeente Zutphen 2026, CVDR751344, art. 5 lid 1 b (lokaleregelgeving.overheid.nl) | 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 WOZZutphen | 0.036% | assumptionnot verifiedhet hoogste woningtarief 2026 van de waterschappen in de gemeente (Rijn en IJssel 0,036%, Vallei en Veluwe 0,0206%; elk gelezen in art. 10 lid 1 van de eigen verordening); welk waterschap een adres heeft is niet vastgesteld: de PDOK-afvoergebieden gaven Rijn en IJssel, maar volgens COELO 2026 (secundair: een ingezetenenheffing van € 87,10 tegen € 87,98 voor Rijn en IJssel en € 70,66 voor Vallei en Veluwe, en de winkelheffing € 178) ligt ~5% van de huishoudens bij Vallei en Veluwe; welke adressen is niet op een officiële bron vastgesteld. Het hoogste tarief is dat van ~95% van de woningen (wettencheck 2026-11-01) | Verordening watersysteemheffing Waterschap Rijn en IJssel 2026, CVDR748056, 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€419,748verwachte koopsom: vraagprijs € 399.000 +5,2% — appartement: gemiddeld +4,5% t.o.v. de vraagprijs (NVM 3e kwartaal 2026); +0,7 pp voor de regio Achterhoek 2026Q3: gemiddeld 4% boven de vraagprijs tegen 3,3% landelijk (NVM, Marktoverzicht regio Achterhoek 3e kwartaal 2026 (https://www.nvm.nl/media/wdhgppmu/marktoverzicht-regio-achterhoek-3e-kwartaal-2026.pdf), tabel "Vraag-verkoopprijsverschil", totaal alle woningtypen, gelezen 2026-11-01), niet geverifieerd (model setting ‘Overbid on the asking price, apartment’)
- Floor area for the rent and the WWS (m²)87rent and WWS on 87 m² (BAG) instead of 106 m² (advert): the advert is 21.8% above the BAG, more than 15% (model setting ‘Floor area: advert and BAG differ by more than (of the BAG area)’); costs per m² on the advert
- Property tax (OZB), municipal0.097%Property tax (OZB), owner, Zutphen: 0.097% of the WOZ
- Sewerage charge, municipal€156Sewerage charge, owner, Zutphen: €156 a year
- Water board levy, municipal0.036%Water board levy, owner, Zutphen: 0.036% of the WOZ (not verified against the official source)
- Buy-to-let protectiongeen opkoopbescherming in Zutphen gevonden: de Tarieventabel 2026 reserveert de leges ("Artikel 3.17 Verhuurvergunning opkoopbescherming Gereserveerd", net als elke Huisvestingswet-vergunning) en er is geen Huisvestingsverordening (register en Gemeenteblad)
Model input
- Expected purchase price
- €419,748
- Rent segment
- Undecided
- Municipal charges
- Sewerage charge €156 · Property tax (OZB), share of WOZ 0.097% · Water board levy, share of WOZ 0.036%
- WOZ value (estimate)
- €369,075
- Build year
- 1930
- Owners’ association (VvE) a month
- €110
- Asking price
- €399,000
- Overbid on the asking price
- 5.2%
- Market rent a month
- €1,091
- Type of home
- apartment
- Living area (m²)
- 106
- Price terms
- buyer pays the costs (k.k.)
- Boiler age
- 2 years
- WWS maximum rent a month
- €1,091
- Exterior last painted (years ago)
- –
Model versions
- Forecast model
- NL-LTR-2026.19
- Points model
- WWS-2026.1
- Rent model
- –
Dates
- Advert read
- 2 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.