De Valouwe 2, Appelscha
What it earns, what it costs to own, and the net yield
Found on Airbnb
This exact vacation home, photo-verified at 95% confidence — its own track record, not a comp estimate
Its name, link and guest reviews are Pro evidence
Pro evidence
Calendar-tracked performance
We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 35% of nights, and it advertises $139/night. Based on partial calendar coverage. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below deliberately stay on the area's market median rather than this single window, so short-window peaks or gaps don't swing the underwriting — where they differ, treat this card as the listing's own track record and the model as the conservative base case.
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.
Total return, if prices move
Net yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.Where it sits, and who confirms it
Location
Approximate areaAppelscha · Frisian Lakes
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Score, and what could go wrong
Brixfox Score
Below market for this price point.
Risk & what-if
The park, the zoning and the tax the numbers rest on
Letting regime not stated in the listing
Nothing in this listing states whether the home may be let to holiday guests, or under which regime. Recreational zoning generally makes tourist letting the intended use, but the municipality and — in a park — the park contract decide.
Does not cover its running costs
On the revenue this property is modelled to earn and the annual charges deducted above, the costs exceed the rental income. The yield is shown as 0% rather than as a negative number — treat it as a cost to carry, not a return.
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.
Recreatiebestemming (recreatiewoning): permanent year-round residence is often not permitted — verify the municipality’s rules before buying.
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. 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
Op een prachtige, groene plek staat deze vrijstaande recreatiewoning met berging, tuin rondom en volop privacy. Een plek waar het buitenleven vanzelfsprekend voelt, met het groen direct om u heen en het Drents Friese Wold op korte afstand. De woning is gelijkvloers ingedeeld, dus het gehele woonprogramma is op de begane grond! Het pand beschikt over twee slaapkamers en heeft een lichte woonkamer met grote raampartijen, waardoor binnen en buiten op een prettige manier met elkaar verbonden zijn. De omgeving van Appelscha staat bekend om haar afwisselende natuur, bossen, heidevelden en wandel en fietsroutes. Het Nationaal Park Drents Friese Wold ligt dichtbij en biedt volop mogelijkheden om eropuit te gaan. Ook voorzieningen zoals horeca, winkels, recreatiemogelijkheden, een openluchtzwembad en een golfbaan bevinden zich in de omgeving. Daarmee is dit een aantrekkelijke plek voor wie rust zoekt, maar toch graag voorzieningen binnen bereik heeft. Indeling: Begane grond: Hal/entree, meterkast, toilet met fontein. Royale woonkamer met houtkachel, schuifpui en fraaie eetkamer met sfeerkachel en grote raampartijen. Compacte dichte keuken. Twee slaapkamers en een badkamer met douche en wastafel. Algemeen: Bouwjaar: 1966; Kaveloppervlakte ca. 692 m²; Woonoppervlakte ca. 64 m², overige inpandige ruimte ca. 0 m², gebouwgebonden buitenruimte ca. 0 m², externe buitenruimte ca. 10 m², inhoud ca. 238 m³; Verwarming en warmwatervoorziening door middel van CV-ketel (2021). Tuin: Royale kavel met veel groen, veel privacy, meerdere terrassen en een speeltoestel. Tevens is er een houten berging. Er is voldoende parkeergelegenheid op eigen terrein. Goed om te weten: - In de koopakte zullen de volgende clausules worden opgenomen: ouderdomsclausule jaren ’60 en asbestclausule (mogelijk). - Recreatieve bestemming. - Nabij bos, het zwembad en de golfbaan gelegen. - Voorzien van spouwmuurisolatie.
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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.