Skip to main content
Chargement...
Was this page helpful?
Was this page helpful?
The rental profitability simulator is the most-used tool on the platform. This guide covers every input step and helps you interpret results to make the best investment decisions.
The purchase price including agency fees (FAI). This is the baseline for calculating your total investment.
Approximately 7-8% for existing properties, 2-3% for new builds (VEFA). These fees include transfer duties, notary emoluments and disbursements. The simulator calculates them automatically based on property type.
Estimated cost of renovation or improvement works. Include everything: cosmetic refresh, electrical upgrades, insulation, fitted kitchen, etc.
Apartment or house. This choice impacts projected charges (co-ownership fees for apartments, maintenance costs for houses).
The property area in square meters. Used to calculate the price per sqm and compare with market benchmarks.
The borrowed amount, typically equal to purchase price + notary fees + renovation - down payment. The greater the leverage, the higher the return on equity (but also the risk).
The annual nominal interest rate. In 2026, rates range from 3% to 3.5% depending on the duration and borrower profile. A 0.5% difference can represent thousands of euros over the total loan period.
The repayment period, typically 15, 20 or 25 years. A longer duration reduces monthly payments (better monthly cash flow) but increases the total interest cost.
The amount invested directly without borrowing. A larger down payment reduces monthly payments and total credit cost, but decreases the leverage effect.
The cost of mortgage insurance, expressed as a percentage of the borrowed capital (typically 0.10% to 0.40%). Since the Lemoine law (2022), you can switch insurance at any time.
The rent including charges (CC) or excluding charges (HC) you expect to receive. Base this on rents charged in the neighborhood for similar properties.
Property tax, non-recoverable co-ownership charges, landlord insurance (PNO), property management fees (if delegated to an agency, 6-10% of rents).
The percentage of time the property is vacant (between tenants). Estimate 2-5% in high-demand areas (major cities), 5-8% in low-demand areas. This rate also covers rent gaps and defaults.
The annual rent increase rate, typically indexed to the IRL (Rent Reference Index). In 2025-2026, the IRL is around 2-3%. For conservative projections, use 1.5 to 2%.
Your marginal income tax rate: 0%, 11%, 30%, 41% or 45%. This rate determines the tax on your rental income. The higher your TMI, the more critical tax optimization becomes.
The tax regime choice has a major impact on net-net profitability. The simulator automatically compares all regimes to recommend the most advantageous one.
30% standard deduction on gross rental income. Simple with no receipts required. Limited to rental income under EUR 15,000/year.
Best for
Ideal when your actual charges represent less than 30% of rents (property without mortgage or low charges).
Deduction of actual charges: mortgage interest, renovation works, insurance, property tax, management fees. Possibility to create a rental deficit deductible from global income (capped at EUR 10,700/year).
Best for
Optimal when your charges exceed 30% of rents, especially early in the loan (high interest) or after major renovations.
50% standard deduction on furnished rental receipts. Revenue cap of EUR 77,700 per year. Very simple to manage.
Best for
Ideal for small furnished investments with low charges.
Deduction of actual charges + depreciation of the property and furniture. Depreciation is an accounting charge (no cash outlay) that significantly reduces tax, often to zero for 15-20 years.
Best for
The most advantageous regime in most cases for furnished rentals. Depreciation provides a major tax benefit.
Note: Social contributions apply on top of all regimes: 17.2% on rental income (unfurnished) or 18.6% on BIC (furnished/LMNP) since LFSS 2026.
The simulator generates a comprehensive set of indicators. Here is how to interpret them.
(Annual rent / Total acquisition cost) x 100The first performance indicator. It does not account for charges or taxation. A quick benchmark but insufficient for decision-making.
Benchmark: A gross yield above 5% is generally considered decent. Above 7% is an excellent investment. Below 4%, the property is expensive relative to rents.
((Annual rent - Annual charges) / Total cost) x 100Deducts charges (property tax, co-ownership, insurance, management, vacancy). A more realistic indicator than gross yield.
Benchmark: Generally 1-2 points below gross yield. A net yield of 4% is a good target.
((Annual rent - Charges - Taxes - Social contributions) / Total cost) x 100The TRUE return on your investment, after taxes and social contributions. This is the figure that allows comparison with other investments (savings accounts, life insurance, stocks).
Benchmark: A net-net yield above 3% is strong. This is the only figure truly comparable to other investment returns.
Net rent - Mortgage payment - Monthly taxesThe amount left in your pocket each month after all expenses. Positive cash flow means the investment is self-financing. Negative cash flow means you need to contribute from your own funds ("savings effort").
Benchmark: The ideal goal is positive or neutral cash flow. A slightly negative cash flow (< EUR 100/month) can be acceptable if the property appreciates.
Annualized return accounting for all cash flows (down payment, cash flows, resale)The most comprehensive indicator. It integrates the initial down payment, all cash flows, potential capital gains on resale and taxation. This is the true performance rate of your investment over time.
Benchmark: An IRR above 6-8% is excellent. It allows comparison between a real estate investment and stocks or other assets.
A chart showing the evolution of your real estate assets over 20 years: repaid capital, cumulative cash flow, property value (with appreciation assumption). Visualize your wealth-building over time.
Month-by-month detail of your repayment: principal portion, interest portion, remaining balance. Early in the loan, interest dominates (and is deductible under regime reel).
A side-by-side comparison table of all 4 regimes (micro-foncier, reel, micro-BIC, LMNP reel). For each regime: tax, social contributions, net cash flow and net-net yield. The simulator highlights the most advantageous regime.
The most frequent investor mistakes and how to avoid them.
Never assume 100% occupancy. Even in high-demand areas, there are turnover periods, refurbishment gaps and occasional defaults. Plan for at least 3% vacancy.
Include ALL charges: property tax, non-recoverable co-ownership charges, landlord insurance, rent default insurance, management fees, maintenance provision. A forgotten charge distorts the entire analysis.
Base your estimates on real comparables (online listings, rent observatories), not optimistic projections. A rent set too high increases vacancy risk and tenant turnover.
In many major French cities (Paris, Lyon, Lille, Montpellier, Bordeaux, etc.), rents are capped. Check the increased reference rent for your zone and property type.
Set aside 5-10% of annual rent for routine maintenance (plumbing, painting, appliances for furnished properties). These expenses are inevitable over time.
Gross yield is misleading: a property showing 8% gross can drop to 3% net-net after charges, vacancy, taxes and social contributions. Always analyze the net-net yield to make decisions.
Rental real estate is a long-term investment (10-20 years). The leverage effect of credit, property appreciation and progressive capital repayment drive overall performance.
Dive deeper into the topic
Launch the rental simulator to calculate your project's profitability in minutes.