Nieuwesluisweg 1-170, Breskens
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 76% of nights, and it advertises $307/night. 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 areaBreskens · Zeeland Coast
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Score, and what could go wrong
Brixfox Score
Consider carefully.
Risk & what-if
The park, the zoning and the tax the numbers rest on
The listing mentions holiday letting
Letting is referred to in the listing, but the text does not say under which regime — free independent letting or a park rental pool. Which of the two applies materially changes net yield, so treat it as the first question to the selling agent.
Annual charges stated in this listing
Park charge (parkkosten / parkbijdrage)€1,805/yr
The listing states about €1,805 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.
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; 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
Gelegen op recreatiepark Scheldeveste bieden wij u deze stenen recreatiewoning (type Schelde) aan. De woning is gelegen op een ruim perceel van 448m2 eigen grond en beschikt o.a. over een slaapkamer en badkamer op de begane grond, een ruime garage en een eigen parkeervoorziening. De woning is gunstig gelegen op strandpark Scheldeveste op korte afstand van de duinovergang, strand en zee en het fiets-/voetveer naar Vlissingen en het gezellige centrum van Breskens met diverse winkels, terrasjes en restaurants. Begane grond: Entree in de hal met trapopgang naar de eerste verdieping en toegang tot de toiletruimte, slaapkamer en woonkamer. De slaapkamer is met badkamer en suite voorzien van douche en wastafel. De woonkamer is voorzien van een ruime serre met mooi uitzicht op de tuin en openslaande deuren naar de tuin en de duinovergang naar het strand. Daarnaast is de woonkamer voorzien van een open keuken die compleet is uitgerust met inbouwapparatuur o.a. een 4-pits gaskookplaat, afzuigkap, oven, koelkast en een vaatwasser. Verdieping: Middels de trapopgang in de hal is de verdieping te bereiken. Vanuit de overloop zijn de twee slaapkamers, berging en de badkamer te bereiken. De badkamer beschikt over een ligbad, wastafel, toilet en een wasmachine met aansluiting. Tuin: De ruime en zonnige achtertuin is gesitueerd op een het noorden. De tuin is onderhoudsvriendelijk en heeft uitzicht op de duinovergang. De tuin beschikt over een ruim terras met voldoende ruimte voor een creëren van een zithoek die is voorzien van een windscherm. De woning beschikt daarnaast ook nog over een garage, inpandige berging en een ruime oprit voor het parkeren van de auto. Bouwjaar: 1998 Kozijnen: houten kozijnen met dubbel glas Verwarming: cv-ketel uit 2015 bijzonderheden: * de woonkamer is voorzien van een serre met openslaande deuren; * de woning wordt gestoffeerd en gemeubileerd aangeboden; * het houtwerk buiten (kozijnen, deuren, veranda) in 2025 volledig geschilderd; * gelijkvloers recreatief wonen mogelijk door slaapkamer met aansluitende badkamer op de begane grond; * parkkosten 2026 € 1.805,46 per jaar, hierin o.a. vrije toegang tot het zwembad; * ruime oprit met garage en een inpandige berging; * de woning wordt recreatief verhuurd, vraag ons naar de voorwaarden; * energielabel C.
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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.