Gruttolaan 214, Ballum
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
Active rental income detected
This vacation home is actively listed on Airbnb at $230/night with 5 reviews. This is a newer listing building its reputation.
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 areaBallum · Wadden Islands
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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
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.
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
Deze riet gedekte knusse recreatiewoning Akkerduin aan de Gruttolaan 214 te Ballum is een aantrekkelijk gelegen bungalow op Ameland, ideaal voor zowel eigen gebruik als verhuur. De woning is gelegen op een royaal perceel van 800 m² op een rustige plek en dichtbij een prachtig bos- en duingebied. Het strand van Ballum bevindt zich op loopafstand. Met een woonoppervlakte van circa 94 m² biedt deze vrijstaande bungalow alle ruimte en comfort voor een ontspannen verblijf. Entree met hal. toilet en trapopgang en toegang tot de lichte woonkamer, met een oppervlakte van ongeveer 30 m², is ruim opgezet en staat in directe verbinding met een dichte keuken van 10 m², die volledig is uitgerust met moderne inbouwapparatuur. Dit maakt het een ideale plek om te koken. De badkamer bevindt zich op de begane grond. De badkamer heeft een praktische indeling met een douche en wastafel. De badkamer is in 2021 gerenoveerd. De woning beschikt over 2 slaapkamers op de eerste verdieping . Dit maakt de bungalow uitermate geschikt voor families. Buiten is er een zonnig terras van 25 m², perfect om te ontspannen in de rustige, groene omgeving. De goed onderhouden tuin, die volledige privacy biedt, maakt het geheel compleet. Dankzij de gunstige ligging, dicht bij het strand en het dorp Ballum, is dit een prachtig gelegen vakantiewoning. Akkerduin ligt rustig en beschut met tuin rondom aan de rand van de duinen bij het pittoreske dorpje Ballum en staat garant voor een fantastisch verblijf op het prachtige Waddeneiland Ameland.
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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.