Californiëweg 403, De Koog
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 areaDe Koog · Wadden Islands
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Score, and what could go wrong
Brixfox Score
Strong candidate at this price.
Risk & what-if
The park, the zoning and the tax the numbers rest on
The listing indicates independent letting is possible
Independent lettingThe listing text points to free, independent holiday letting rather than a compulsory park pool — the regime the yield figures on this page assume. This is read from the seller’s own description, not from a register, so it is a lead to verify rather than a permission.
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
Zon, zee en de boot naar Texel! Dit 4-persoons recreatieappartement bevindt zich aan de buitenzijde van appartementencomplex Residentie Californië, nabij Nationaal Park Duinen van Texel. Het appartement is gelegen op de eerste verdieping en heeft een eigen buitenruimte. Onder andere Ecomare, Strandpaviljoen Paal 17 en het Noordzeestrand zijn op korte afstand gelegen. Badplaats De Koog, met haar levendige centrum vol winkels en horeca, bevindt zich op ca. 3,5 kilometer afstand. Een perfecte uitvalsbasis voor natuurliefhebbers, rustzoekers en actieve vakantiegangers. Het is mogelijk om het recreatieappartement toeristisch te verhuren, eventueel in combinatie met eigen gebruik. In de brochure staat een overzicht van de kosten en opbrengsten. Er is geen verhuurverplichting op dit park. Indeling: entree in hal met toegang tot de woonkamer, keuken, slaapkamer, badkamer, toiletruimte en cv-kast. De woonkamer is knus en gezellig ingericht en er is toegang tot de buitenruimte, waar u heerlijk tot rust kunt komen onder het genot van een kop koffie of een wijntje. Ook de eethoek is in de woonkamer. De keuken heeft een hoekopstelling en beschikt over een spoelbak, 4-pits inductiekookplaat, afzuigkap, oven en koelkast met vriesvak. Het appartement beschikt over twee ruime 2-persoons slaapkamers; één aan de voorzijde (met een douche en wastafel) en één aan de achterzijde, vanuit waar er toegang is tot de badkamer. De badkamer is keurig onderhouden en uitgerust met een ligbad, douche en wastafelmeubel. De toiletruimte met vrijdragend toilet en fonteintje is separaat gesitueerd. Het complex heeft een receptie en er is ook een gezamenlijke fietsenberging. Naast het gebouw is parkeergelegenheid en in het gebouw is een lift aanwezig. U bent hier op een fijne locatie, nabij diverse fiets- en wandelpaden. Interesse? De oplevering (inclusief inventaris) zal in overleg geschieden, onder de lusten en lasten van de lopende toeristische verhuur.
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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.