Gagelmaat 4-147, Westerbork
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.
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 areaWesterbork · Drenthe
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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
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.
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
Sfeervolle luxe vakantiewoning met eigen steiger en 851 m2 grond — Landgoed Timmerholt, Westerbork Korte omschrijving Unieke, goed onderhouden vakantiewoning (bouwjaar 1998) op 851 m2 eigen grond, eerste eigenaar, nooit verhuurd. Direct aan het water met eigen steiger, royaal terras, verwarmde uitpandige serre, 3 slaapkamers en ruime U-vormige hobbykeuken met professionele apparatuur. 2 parkeerplaatsen op eigen terrein. Ideaal als familie- of recreatiehuis met veel comfort en privacy. Hoogtepunten - Perceel: 851 m2 eigen grond - Ligging: Landgoed Timmerholt, vooraan het park nabij receptie - Direct aan het water met eigen steiger en vrij uitzicht over het meer - Bouwjaar: 1998 — eerste eigenaar, nooit verhuurd, uitstekend onderhouden - Woonoppervlak: ruime woonkamer met veel lichtinval en toegang tot serre/terras - Slaapkamers: 3 (master met luxe waterbed) - Keuken: U-vormige hobbykeuken met 5-pits gaskookplaat + wokbrander, Liebherr koel-vriescombinatie, oven, magnetron, pizza oven, pasta machine - Buiten: verwarmde uitpandige serre, groot planken terras met tuinmeubilair en Weber BBQ - Parkeren: 2 prive-parkeerplaatsen op eigen terrein - Mogelijkheid tot overname inventaris (TV + surround, relaxmeubilair, massieve eettafel, keukenapparatuur, slaapkamerinrichting) Indeling (kort) Begane grond: entree, ruime lichte woonkamer/ eetkamer, verwarmde uitpandige serre, U-vormige hobbykeuken, toegang naar groot terras met steiger. Badkamer met inloopdouche, wasmachine en wasdroger. Eerste verdieping: drie slaapkamers, badkamer(s) aanwezig. Bijzonderheden - Zeer ruime eigen kavel voor privacy en buitenleven - Perfecte ligging voor watersport, rust en recreatie op Landgoed Timmerholt - Geschikt voor eigen gebruik; verhuur beperkt/geen geschiedenis
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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.