Selling a commercial property with a residence: house with business space or warehouse

You sell a commercial property with a residence to a smaller group of buyers than a separate house or separate hall, because the zoning determines who is allowed to live there. Crucial are the questions of whether the residence is a tied cottage (strictly for the entrepreneur) or a standard dwelling, and how the purchase price is divided between the residence and business space for VAT and transfer tax. We purchase such mixed properties in their entirety.

Tied cottage or standard dwelling: the difference

According to the local environment plan, a tied cottage may only be occupied by someone belonging to the business. This limits the buyer group and therefore often the price.

Many homes on industrial estates and in rural areas are zoned as tied cottages. Anyone who buys the property just to live there may be acting in violation of the environment plan. Some municipalities allow conversion to a standard dwelling; this requires a procedure and is never guaranteed.

How is a house with business space valued?

Valuers usually value the house and business space separately and add them together, with a correction for the limited marketability of the combination.

Component	Valuation based on
Residence	Comparable residential sales, with correction for commercial zoning
Business space / warehouse	Market rent per sqm and yield, or comparable halls
Land / plot	Development possibilities and expansion space

VAT and transfer tax for mixed properties

Different transfer tax rates apply to the residential part and the business part. The distribution of the purchase price is therefore stated separately in the purchase agreement.

Residence intended for owner-occupancy by the buyer: low or 0% transfer tax rate possible.
Business space: the general rate for non-residential properties.
New build or recently renovated business space may be subject to VAT instead of transfer tax.
If you reclaimed VAT upon purchase, check the revision period.

Sale options for a property with a residence

You can sell in its entirety, split the residence and business space (if possible via land registry and planning), or sell directly to a fixed buyer.

Splitting sometimes yields more, but takes time: cadastral split, possible amendment of the environment plan and two separate sales processes. Selling directly to us avoids that process: we buy house, warehouse and plot in one go, even if the house has a commercial zoning.

Frequently asked questions

Can anyone live in a tied cottage?

No. A tied cottage is intended for the entrepreneur or someone belonging to the business. Conversion to a standard dwelling requires permission from the municipality.

Do you also buy a detached house with business space in rural areas?

Yes. We buy house, warehouse and plot in their entirety, including in rural areas.

Which transfer tax applies to a house with business space?

Different rates apply to the residential part and the business part. The purchase price is therefore divided in the deed.

Compiled by the Pandverkoop.nl editorial team. Pandverkoop.nl may be the buyer; our offer is not an independent valuation. Our approach and sources policy. Last updated: 2026-10-30.