Stelleweg 1, Heinkenszand
What it earns, what it costs to own, and the net yield
Found on Airbnb
This exact vacation home, photo-verified at 98% 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 32% of nights, and it advertises $235/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 areaHeinkenszand · 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
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.
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
LUXE NIEUWBOUW RECREATIEWONING OP VAKANTIEPARK STELLEPLAS IN ZEELAND Op een mooie en beschutte plek op Vakantiepark Stelleplas in Heinkenszand wordt deze compleet uitgevoerde nieuwbouw recreatiewoning aangeboden. De woning is gelegen op een perceel van circa 180 tot 200 m² en wordt sleutelklaar opgeleverd met moderne afwerking, tuinaanleg, wellness mogelijkheid en aanvullend meubilair. Het betreft model Discovery, een luxe en praktisch ingedeelde recreatiewoning van circa 43 m². De woning beschikt over een lichte woonkamer met open keuken, twee slaapkamers en een complete badkamer met douche, wastafel, hangend toilet en handdoekradiator. Dankzij het winterpakket, HR++ glas en isolatie in vloer, wanden en dak is de woning geschikt voor comfortabel recreatief gebruik in meerdere seizoenen. De keuken is modern uitgevoerd en voorzien van onder andere een inbouwkoelkast met vriezer, 4 pits gasfornuis, afzuigkap, vaatwasser en magnetron. Ook het vaste slaapkamermeubilair is inbegrepen, waaronder bedden en kasten. Rondom de woning wordt een verzorgde tuin aangelegd met terras, looppad, beplanting, siergrassen, duingras, boomschors accenten en tuinverlichting. Hiermee ontstaat een sfeervolle buitenruimte met een Zeeuws vakantiegevoel en voldoende privacy. De vraagprijs bedraagt € 189.500 exclusief btw. De woning wordt naar verwachting in Q3 opgeleverd. KENMERKEN Nieuwbouw recreatiewoning Gelegen op Vakantiepark Stelleplas in Heinkenszand Circa 43 m² woonoppervlakte Perceel van circa 180 tot 200 m² Twee slaapkamers Complete badkamer met hangend toilet Moderne keuken met inbouwapparatuur Inclusief meubilair in de slaapkamers Winterpakket en goede isolatie HR++ glas Centrale verwarming Gasboiler Privé parkeerplaats Compleet aangelegde tuin Wellness mogelijkheid Sleutelklaar aanbod
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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.