Koele 20, Appelscha
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 areaAppelscha · Frisian Lakes
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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; 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
Aan de rand van het villapark, direct aan bos gelegen, volledig geïsoleerde, VRIJSTAANDE RECREATIEWONING met SLAAP- & BADKAMER op BEGANE GROND. De woning is gebouwd in 2005, is voorzien van 2 badkamers, sauna en staat op een ruim perceel van 733 m². Buitenplaats de Hildenberg grenst direct aan het Drents-Friese Wold en is een perfecte uitvalsbasis voor wandelaars en fietsers. Het villapark keurig onderhouden en door het park slingert een fraaie 9-holes golfbaan. Bij de entree van het villapark staat het receptiegebouw waarnaast ook Grand Café De Hildenberg is gevestigd. Op ca. 200 meter afstand ligt het bosbad van Appelscha, een verwarmd openluchtbad. Indeling: Begane grond: Entree/hal, meterkast, toilet met fontein, bijkeuken met wasmachineaansluiting en met loopdeur naar buitenzijde. Badkamer met ligbad, douche en wastafel, royale slaapkamer, ruime woonkamer met open keuken voorzien van o.a. koelkast, combimagnetron en vaatwasser. 1e verdieping: Overloop, berging met CV-opstelling, 2 royale slaapkamer waarvan 1 met sauna. Tweede badkamer met tweede toilet, wastafel en douche. Algemeen: Bouwjaar: 2005; Kaveloppervlakte ca. 733 m²; Woonoppervlakte ca. 103 m², overige inpandige ruimte ca. 0 m², gebouwgebonden buitenruimte ca. 0 m², externe buitenruimte ca. 11 m², inhoud ca. 383 m³; Verwarming en warmwatervoorziening door middel van CV-ketel. De woning is voorzien van betonvloeren. Tuin: Fraaie tuin rondom met achtertuin op het westen. Uitzicht op het achtergelegen bos. Goed om te weten: - In de koopakte zullen de volgende clausules worden opgenomen: ouderdomsclausule 2005. - Geen parklasten of verplichte lidmaatschap VvE. - Verhuurmogelijkheden via organisatie of in eigen beheer. - Volledig geïsoleerde woning. - Schuur in achtertuin ter overname. - De woning zal conform de Lijst van Zaken worden opgeleverd.
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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.