Frequently Asked Questions

Mon Simulateur Immobilier is a comprehensive platform that allows you to analyze the profitability of your real estate investments. Here's how it works:

1. Choose a simulator from the 16 available (rental, life annuity, SCPI, etc.)
2. Enter the information of your project (price, rent, charges, taxation...)
3. Get instantly a detailed analysis with profitability, cash-flow and projections
4. Compare scenarios and optimize your tax strategy
5. Export to PDF to keep or share your analyses

All calculations are based on current French tax legislation and official rates.

No, you can use our simulators without creating an account. However, creating a free account offers several advantages:

Creating an account is quick (less than 30 seconds) and completely free.

Our platform covers all types of real estate investments:

Yes, we offer free access with generous features:

Check our Pricing page for more details.

Mon Simulateur Immobilier offers several decisive advantages over a spreadsheet:

A spreadsheet can be useful for very specific cases, but for standard real estate analysis, Mon Simulateur Immobilier is more reliable and faster.

Yes, our calculations are based on official sources and regularly updated:

Important: Our simulations are indicative and do not replace the advice of a professional (notary, accountant, wealth advisor).

Net profitability takes into account all real financial flows:

Basic formulaNet profitability = (Net income - Charges - Taxes) / Total investment × 100

Cash-flow represents the money that remains (or is missing) each month:

Gross cash-flow= Rents - Monthly loan payment

This is the cash before taxes and charges.

Net cash-flow= Rents - Monthly payment - Charges - Taxes/month

This is what actually remains in your pocket.

Gross cash-flow = 800 - 650 = +€150
Net cash-flow = 800 - 650 - 100 - 80 = -€30

A positive net cash-flow means the investment is fully self-financing.

The IRR is calculated using the Newton-Raphson method:

PrincipleThe IRR is the discount rate that sets the NPV (Net Present Value) of all project cash flows to zero.

Difference with net profitabilityNet profitability is a simple annual ratio. IRR integrates the time dimension: it values one euro received today more than one euro received in 10 years.

IRR is the preferred indicator for professionals to compare investments of different durations.

Notary fees are calculated according to official current schedules:

Degressive emolument schedule (art. A444-91 Commercial Code)

• 0 to €6,500: 3.870%
• €6,500 to €17,000: 1.596%
• €17,000 to €60,000: 1.064%
• Above €60,000: 0.799%

Our simulators automatically apply the rate for the selected department.

LMNP (Non-Professional Furnished Rental) is a tax-advantageous status for furnished rentals:

Savings exampleFor a property at €200,000 rented at €800/month:

• Annual depreciation ≈ €6,000
• Tax savings (30% marginal rate) ≈ €1,800/year

Our simulator accurately calculates the LMNP advantage vs unfurnished rental. Simulate a LMNP investment

The rental deficit allows you to deduct your renovation costs from your income:

PrincipleWhen your charges (including works) > rental income, you create a deficit that can be charged against your overall income.

Our simulator optimizes the timing of your work to maximize the tax advantage. Simulate a rental deficit

The choice of tax regime for the SCI has a major impact on profitability:

Yes, all our simulators include current social contributions:

Deductible CSG6.8% of CSG is deductible from taxable income the following year (art. 154 quinquies CGI).

Our simulators automatically calculate the exact amount of social contributions based on your situation.

Real estate capital gains are taxed on the resale of the property:

Gross capital gain calculationSale price - Purchase price (increased by fees)

Surtax on high capital gainsFrom 2% to 6% for net capital gains > €50,000 (art. 1609 nonies G CGI)

Our holding simulator models complex corporate structures:

Typical structureHolding company (SAS/SARL under IS) → Subsidiary SCI(s) under IS

Dismemberment separates ownership into two distinct rights:

Usufruct — right to use and collect income
Bare ownership — right to dispose of the property

Valuation (tax scale art. 669 CGI)

• Usufructuary < 31 years: usufruct = 90%, bare ownership = 10%
• Usufructuary 41-50 years: usufruct = 60%, bare ownership = 40%
• Usufructuary 61-70 years: usufruct = 40%, bare ownership = 60%
• Usufructuary > 91 years: usufruct = 10%, bare ownership = 90%

The OBO allows you to "buy yourself back" a property through a corporate structure:

Principle1. You own a property in your own name
2. You create an SCI (often under IS)
3. The SCI buys the property at market value
4. The SCI finances the acquisition through bank borrowing
5. You recover cash while maintaining control

Our SCPI simulator models all aspects of paper stone investment:

Real estate crowdfunding allows you to invest in real estate projects via online platforms:

Our simulator calculates the net yield after tax and includes stress scenarios.

Creating an account is simple and fast:

1. Click on "Create an account" at the top right
2. Enter your email and choose a password
3. Validate your email via the link received
4. Your account is active!

Alternative loginYou can also connect with:

• Google

Your data is protected and never sold. Check our privacy policy.

You have full control over your subscription:

Change plan1. Go to Dashboard > My account
2. Click on "Manage my subscription"
3. Select the new plan
4. The change is immediate (prorated)

Cancel subscription1. Dashboard > My account > Subscription
2. Click on "Cancel"
3. Confirm cancellation
4. You keep access until the end of the paid period

After cancellationYour simulations remain saved. You return to the free plan with its limitations.

The security of your data is our priority:

Your simulations are automatically saved:

Find a simulation1. Go to Dashboard
2. Section "My simulations"
3. Filter by type or search by name
4. Click to open and modify

PDF export generates a professional report:

Procedure1. Complete your simulation
2. Click on "Export PDF"
3. Choose the sections to include
4. The PDF downloads automatically

Our tax strategy simulator analyzes your entire real estate portfolio:

ResultA comparative table showing the tax savings of each strategy, year by year.

The bank file simulator prepares your financing application:

Here are the troubleshooting steps:

4. Persistent problem?Contact us via the contact form specifying:

• Browser used
• The action that causes the problem
• A screenshot if possible

Yes, Mon Simulateur Immobilier is optimized for all screens:

SynchronizationYour simulations are synchronized across all your devices connected to the same account.

It depends on your situation:

RecommendationCreate a free account to never lose your simulations. It's quick and secure.

We appreciate your feedback to improve the platform:

We respond to all reports within 24-48 hours.