Stelleplas 160, Heinkenszand
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Netherlands ownership, tax and letting rules
What it earns, what it costs to own, and the net yield
No Airbnb match on file
We have not confirmed this exact property on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.
Revenue assumptions
Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.Investment basis
The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.Rental turnover above €20,000 a year falls under 21% BTW — the lodging rate since 1 January 2026; camping pitches keep 9% — below it the kleineondernemersregeling (KOR) applies. Financing is not modelled: a mortgage lowers the Box 3 bill (debt at a 2.70% forfait) and adds interest.
Rental yield + value growth
Your net rental yield plus a yearly rise in the property's market value (land and building) that you choose. Value growth is an assumption, not data — which is why it starts at 0% and is kept out of the yield figures above.The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Netherlands ownership, tax and letting rules
Where it sits, and who confirms it
Location
Approximate areaHeinkenszand · Zeeland Coast
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Score, and what could go wrong
Brixfox Score
Worth underwriting.
Risk & what-if
The park, the zoning and the tax the numbers rest on
Letting runs through the park’s rental pool
Park rental poolIndependent listing on Airbnb or Booking.com is likely not available: the park operates a central rental pool and takes a share of the revenue, and owner-use weeks are usually capped. The pool take is already modelled in the managed scenario, but the operator’s actual split, its occupancy and the owner-use rules are contract terms you should read before offering.
Annual charges stated in this listing
Park charge (parkkosten / parkbijdrage)€1,150/yr
The listing states about €1,150 per year for the park — typically security, waste, and upkeep of roads and greenery. This is the figure from the listing, not our estimate, and it is already deducted in the yield above.
Permanent residence not permitted
Permanente bewoning niet toegestaan. This is a holiday-zoned home (recreatiebestemming): it may not be used as a year-round primary residence, and you cannot register at the address. That is normal for a Dutch recreatiewoning and says nothing about letting — the park contract and the municipality decide that. It also narrows the resale market to buyers who want exactly this.
Permanente bewoning niet toegestaan (recreatiebestemming): this is a holiday-zoned home and may not be used as a year-round primary residence. Short-let is likely confined to the park’s central rental pool rather than free independent letting.
The Netherlands has no national short-let register, so this is read from the listing — not a permit. Letting rules are set per municipality (and per park contract); confirm both with the gemeente and the seller before you buy. Guests pay toeristenbelasting per night wherever letting is allowed.
After-tax basis: net yield is on the all-in acquisition cost (asking price plus 8% overdrachtsbelasting, notary, legal and furnishing) and after Dutch Box 3 — a deemed return of 6.00% on the home's value, taxed at 36%, not a tax on the rent received. Park charges (the listing's figure where it states one, otherwise a market assumption you can edit in the P&L), utilities and a letting-agency share are deducted; the park charge is the figure this listing states rather than a market assumption. Financing lowers the Box 3 bill — debt counts against it at a 2.70% forfait — and is not modelled here. Rental turnover above €20,000 a year falls under 21% BTW — the lodging rate since 1 January 2026; camping pitches keep 9% — below it the KOR applies. Box-3 rules are under reform; confirm with a Dutch tax adviser.
Property details
Listing text from the makelaar, in Dutch
Wij bieden u een recreatiewoning uit 2020 aan op een perceel van 162 m² eigen grond, gelegen op het vakantiepark Stelleplas in Heinkenszand. De recreatiewoning is modern uitgevoerd en praktisch ingedeeld. Dankzij de ruime woonkamer met veel lichtinval, de schuifpui naar buiten, de open keuken, twee slaapkamers en een complete badkamer is dit een heerlijke plek om te genieten van vrije tijd en vakantie. De woning biedt daarnaast mogelijkheden voor verhuur via de beheerder en/of een verhuurorganisatie. Indeling: Entree via de voordeur. De woonkamer is licht en beschikt over een schuifpui die zorgt voor veel daglicht en directe toegang tot buiten. De open keuken is voorzien van een kookplaat, afzuigkap, koelkast en vaatwasser. Er zijn twee slaapkamers. Eén slaapkamer biedt ruimte voor het plaatsen van een stapelbed en de andere slaapkamer is geschikt voor een tweepersoonsbed. De badkamer is voorzien van een toilet, wastafelmeubel, handdoekradiator en douchecabine. De recreatiewoning is voorzien van kunststof gevelbekleding met houtstructuur, wit gestucte gevels en antracietkleurige kunststof kozijnen. Dit geeft de woning een strak en modern uiterlijk. Overige kenmerken: - Bouwjaar 2020 - Perceel van 162 m² eigen grond - Intergas cv-ketel, 2020 - Onderhoudsarm - Kunststof kozijnen met HR-glas - Inzetbare horren - Gebouwd op een stalen fundering - Volledig voorzien van een laminaatvloer - Parkkosten circa € 1.150,- per jaar - Mogelijkheden voor verhuur Het vakantiepark Stelleplas ligt centraal in Zeeland, op korte afstand van Goes. Het recreatiegebied beschikt naast een verwarmd zwembad en Brasserie Stelleplas ook over de gelijknamige Stelleplas, een grote zoetwaterplas die populair is bij liefhebbers van de hengelsport. Voor het vissen is een vergunning vereist. Ook de gezellige steden Middelburg en Vlissingen en het Noordzeestrand zijn vanaf het park goed bereikbaar. Kortom, een moderne recreatiewoning op eigen grond waar u heerlijk kunt genieten van rust en vrije tijd, maar die ook mogelijkheden biedt voor verhuur. Is uw interesse gewekt? Wij laten u deze recreatiewoning graag zien tijdens een bezichtiging..
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Property Underwriting Report
PDF report · one-time purchase · this property
- The page’s own figures, line by line
- Every purchase cost and the all-in total
- Occupancy and offer-price what-ifs
- Netherlands ownership, tax and letting rules
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›
ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Market factors in Netherlands may impact actual yields.