Frequently Asked Questions
Quickly find answers to your questions about our simulators, real estate taxation and using the platform.
Last updated: March 2026
Getting Started
6 questionsMon 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
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.
See also
No, you can use our simulators without creating an account. However, creating a free account offers several advantages:
- Automatic saving of all your simulations
- Complete history of your analyses
- Comparison between multiple projects
- PDF export of your simulations
- Access to advanced features
Creating an account is quick (less than 30 seconds) and completely free.
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Our platform covers all types of real estate investments:
Classic rental investment
- Unfurnished rental (property income)
- Furnished rental (LMNP/LMP)
- Coliving and coworking
Alternative investments
- Life annuity (occupied, free, without annuity)
- SCPI (paper stone)
- Real estate crowdfunding
- Parking and garages
Advanced structures
- Real estate holding
- Property dismemberment
- OBO (Owner Buy Out)
- Buy-sell (property dealer)
Optimization
- Rental deficit
- Energy renovation
- Global tax strategy
- Bank file
See also
Yes, we offer free access with generous features:
Free Plan
- Access to all simulators
- 10 simulations per month
- 5 saves
- 3 PDF exports per month
Premium and Pro plans
- Unlimited simulations
- Unlimited saves
- Unlimited PDF exports
- Advanced features (AI, comparisons...)
- Priority support
Check our Pricing page for more details.
See also
Our property valuation tool calculates the market value of your property for free, based on real sales data:
How it works
- Enter the address, surface area, property type and its characteristics
- The tool searches for comparable real sales (DVF data from the French tax authority) around your property
- It derives an adjusted price per m², then an honest valuation range
What is taken into account
- Recent transactions in the same area (town, and even neighborhood/IRIS)
- The property type (apartment, house) and surface area
- The condition, floor and the green value linked to the energy rating (discount for energy-inefficient properties)
Important: the estimate is indicative and based on real sales; it does not replace the opinion of a real estate agent or notary, but provides a reliable range to position your property.
See also
Mon Simulateur Immobilier offers several decisive advantages over a spreadsheet:
Reliability
- Formulas verified and automatically tested
- Tax scales always up to date (marginal tax rate, social contributions, etc.)
- No risk of formula errors or broken cells
Time savings
- Instant results vs hours of spreadsheet configuration
- Complex tax cases (LMNP, rental deficit, holding) pre-calculated
- Professional PDF export in one click
Intelligence
- Automatic tax optimization
- Multi-scenario comparison
- Alerts on input errors and inconsistencies
A spreadsheet can be useful for very specific cases, but for standard real estate analysis, Mon Simulateur Immobilier is more reliable and faster.
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Calculations and reliability
5 questionsYes, our calculations are based on official sources and regularly updated:
Sources used
- French Tax Code (CGI)
- Official tax scales (marginal tax rate, social contributions)
- INSEE mortality tables (for life annuity)
- Official indices (IRL, ILC, ILAT)
- Notary fees by department
Calculation accuracy
- Rounded to 2 decimals for display
- Intermediate calculations at maximum precision
- Cross-validation of results
- Automated tests on formulas
Important: Our simulations are indicative and do not replace the advice of a professional (notary, accountant, wealth advisor).
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Net profitability takes into account all real financial flows:
Basic formulaNet profitability = (Net income - Charges - Taxes) / Total investment × 100
Income taken into account
- Annual rents
- Charge recovery
- Tax benefits (tax reductions)
Deducted charges
- Property tax
- Non-recoverable co-ownership charges
- PNO insurance
- Management fees
- Maintenance work
- Loan interest
Total investment
- Purchase price
- Notary fees
- Agency fees
- Renovation work
- Bank file fees
See also
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.
Concrete example
- Rent: €800/month
- Loan payment: €650
- Monthly charges: €100
- Monthly tax: €80
Gross cash-flow = 800 - 650 = +€150
Net cash-flow = 800 - 650 - 100 - 80 = -€30
Net cash-flow = 800 - 650 - 100 - 80 = -€30
A positive net cash-flow means the investment is fully self-financing.
See also
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.
Cash flows included
- Initial contribution (negative flow)
- Net monthly cash flows
- Estimated resale value (final positive flow)
- Net capital gain after taxes
Precision
- Convergence in 50 iterations maximum
- Accuracy to 0.0001%
- Handles cases without solution (negative IRR, irregular flows)
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.
See also
Notary fees are calculated according to official current schedules:
Fee composition
- Transfer duties: 5.09% to 5.81% depending on the department (standard rate for existing properties)
- Notary emoluments: regulated degressive schedule
- Disbursements: fees advanced by the notary (cadastre, mortgages...)
- VAT: on emoluments and formalities
Special cases
- New construction (VEFA): reduced duties at approximately 2-3% of the price
- Property dealers: reduced duties if commitment to resell within 5 years (art. 1115 CGI)
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.
See also
Tax questions
5 questionsLMNP (Non-Professional Furnished Rental) is a tax-advantageous status for furnished rentals:
Conditions
- The property must be furnished according to the legal list
- Your rental income < €23,000/year AND < household income
Tax advantages
- 50% allowance under micro-BIC (income < €77,700)
- Deduction of actual charges under the real regime
- Depreciation of the property and furniture (major advantage)
- Carry-forward of deficits on future BIC income
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
See also
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.
Limits
- €10,700/year maximum against overall income (art. 156-I-3° CGI)
- Surplus carried forward for 10 years against rental income
Deductible charges
- Maintenance and repair work
- Improvement work
- Loan interest (only against rental income)
- Management fees, insurance
Non-deductible work
- Construction / extension
- Reconstruction
Our simulator optimizes the timing of your work to maximize the tax advantage. Simulate a rental deficit
See also
The choice of tax regime for the SCI has a major impact on profitability:
SCI under Income Tax (IR) — default regime
- Rental income taxed at the progressive scale (marginal rate + 17.2% social contributions)
- Rental deficit chargeable against overall income (€10,700/year)
- Individual capital gains on resale (allowances for holding period)
- Full exemption after 30 years of ownership
SCI under Corporate Tax (IS) — irrevocable option
- Taxation at reduced IS rate: 15% up to €42,500 then 25%
- Property depreciation (like LMNP) — significant reduction of taxable income
- Financial charges fully deductible
- Professional capital gains on resale (no holding period allowance)
When to choose IS?
- High marginal tax rate (≥ 30%)
- Capitalization strategy (no distribution)
- Holding with multiple properties
- Long-term wealth objective
See also
Yes, all our simulators include current social contributions:
Current rates (2026)
- CSG: 9.2%
- CRDS: 0.5%
- Solidarity levy: 7.5%
- Total: 17.2% of property income
Application by regime
- Rental income (unfurnished): 17.2% on net rental income
- BIC (LMNP/LMP): 17.2% on net profit
- Real estate capital gains: 17.2% after holding period allowances
- SCI under IS: no social contributions at company level (but SC on distributed dividends)
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.
See also
Real estate capital gains are taxed on the resale of the property:
Gross capital gain calculationSale price - Purchase price (increased by fees)
Fees increasing the purchase price
- Actual notary fees or flat rate of 7.5%
- Actual work (with proof) or flat rate of 15% if held > 5 years
Holding period allowances
- Income tax (19%): full exemption after 22 years
- Social contributions (17.2%): full exemption after 30 years
Surtax on high capital gainsFrom 2% to 6% for net capital gains > €50,000 (art. 1609 nonies G CGI)
Exemptions
- Primary residence: full exemption
- First sale of a property other than the primary residence (subject to conditions)
- Sale price < €15,000
See also
Advanced structures
3 questionsOur holding simulator models complex corporate structures:
Typical structureHolding company (SAS/SARL under IS) → Subsidiary SCI(s) under IS
Modeled advantages
- Parent-subsidiary regime: 95% exemption on remitted dividends (art. 145 and 216 CGI)
- Tax integration: offsetting results between companies
- Leverage effect: borrowing at holding level to acquire shares
- Optimized cash flow: cash centralization
What the simulator calculates
- Tax result for each entity
- Dividend flows and cash agreement
- Corporate tax at each level
- Overall net profitability of the structure
See also
Dismemberment separates ownership into two distinct rights:
Usufruct — right to use and collect income
Bare ownership — right to dispose of the property
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%
Advantages of dismemberment
- Transmission: donation of bare ownership at reduced tax cost
- IFI: bare owner is not liable for IFI on the property
- Optimization: reconstitution of full ownership at usufructuary's death without inheritance tax
See also
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
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
Advantages
- Cash: recovery of cash without actually selling
- Capital gain: purging of latent capital gain (primary residence exemption possible)
- Depreciation: the SCI under IS can depreciate the repurchased property
- Transmission: gradual donation of SCI shares
Key considerations
- The transaction must have economic substance (no abuse of law)
- Notary fees and transfer duties on the sale
- Loan to be obtained in the name of the SCI
See also
SCPI & Paper stone
2 questionsOur SCPI simulator models all aspects of paper stone investment:
Simulation parameters
- Amount invested (cash or on credit)
- Distribution rate (TDVM)
- Annual share price revaluation
- Enjoyment delay
- Entry and management fees
Calculated results
- Net yield after tax (based on your marginal rate)
- Net monthly cash flow
- Projected capitalization over chosen period
- Overall IRR of the investment
- Cash vs credit comparison
Special cases handled
- SCPI in bare ownership (temporary dismemberment)
- European SCPIs (foreign income taxation)
- SCPI in life insurance
See also
Real estate crowdfunding allows you to invest in real estate projects via online platforms:
Principle
- Investment from €1,000 (depending on platforms)
- Typical duration: 12 to 36 months
- Target yield: 8% to 12% per year
- Repayment of capital + interest at maturity
Taxation
- Interest subject to PFU (Flat Tax) of 30%
- Or progressive scale option + social contributions (17.2%)
Modeled risks
- Repayment delay (observed average delay)
- Partial or total default
- Illiquidity (no secondary market)
Our simulator calculates the net yield after tax and includes stress scenarios.
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Account and subscription
3 questionsCreating 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!
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:
Data collected
- Email (for login and notifications)
- Saved simulations
- Usage preferences
Your data is protected and never sold. Check our privacy policy.
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You have full control over your subscription:
Change plan1. Go to My plan
2. Upgrade (Premium → Pro) or switch to yearly: the change is immediate (prorated)
3. Downgrade (Pro → Premium) or switch back to monthly: via "Manage my subscription", effective at the end of the current period
2. Upgrade (Premium → Pro) or switch to yearly: the change is immediate (prorated)
3. Downgrade (Pro → Premium) or switch back to monthly: via "Manage my subscription", effective at the end of the current period
Cancel subscription1. Go to My plan then "Manage my subscription"
2. Click on "Cancel" and confirm
3. You keep access until the end of the period already paid
2. Click on "Cancel" and confirm
3. You keep access until the end of the period already paid
Right of withdrawalBy subscribing, you request immediate provision of the service and waive your 14-day right of withdrawal once the service is provided (art. L.221-28 of the French Consumer Code). Periods already paid are therefore not refunded, but you can cancel at any time to stop renewal.
After cancellationYour simulations remain saved. You return to the free plan with its limitations.
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The security of your data is our priority:
Infrastructure
- Secure hosting (Supabase/AWS)
- Data encryption in transit (TLS 1.3)
- At-rest disk encryption provided by Supabase (AES-256 on AWS/GCP) — note: no client-side application-level encryption, data remains readable in plaintext via the authenticated API
- Row-Level Security access control (Supabase RLS)
- Daily backups
Authentication
- Hashed passwords (bcrypt)
- Secure sessions
- 2FA option available
Compliance
- GDPR compliant
- Data hosted in Europe
- No data resale
- Right to erasure respected
See also
Features
4 questionsYour simulations are automatically saved:
Automatic saving
- Each completed simulation is saved
- A title is automatically generated
- You can rename it
Find a simulation1. Go to Dashboard
2. Section "My simulations"
3. Filter by type or search by name
4. Click to open and modify
2. Section "My simulations"
3. Filter by type or search by name
4. Click to open and modify
Available actions
- Modify and recalculate
- Duplicate to compare variants
- Export to PDF
- Delete
Save limit
- Free plan: 5 simulations
- Premium and Pro plans: unlimited
See also
PDF export generates a professional report:
PDF content
- Investment summary
- Financial flows table
- Profitability charts
- Projection over chosen duration
- Tax detail
- Personalized recommendations
Procedure1. Complete your simulation
2. Click on "Export PDF"
3. Choose the sections to include
4. The PDF downloads automatically
2. Click on "Export PDF"
3. Choose the sections to include
4. The PDF downloads automatically
Uses
- Presentation to your banker
- File for your notary
- Personal archives
- Sharing with an advisor
See also
Our tax strategy simulator analyzes your entire real estate portfolio:
What the simulator does
- Calculates your overall taxation (rental income + BIC + salary)
- Optimizes the tax regime for each property (unfurnished vs furnished, micro vs actual)
- Impact of each property on your marginal tax rate
- Multi-year projection with income evolution
Compared scenarios
- Micro-foncier vs actual regime
- Unfurnished vs furnished LMNP
- Switch to SCI under IS
- Rental deficit with renovation
ResultA comparative table showing the tax savings of each strategy, year by year.
See also
The bank file simulator prepares your financing application:
Information analyzed
- Your current income and expenses
- Your debt ratio (before and after the project)
- The "remaining to live" per household member
- Your personal contribution
Results provided
- Maximum borrowing capacity
- Projected debt ratio (HCSF limit: 35%)
- Monthly payment amounts by duration
- Total cost of credit
- Recommendation on financing structure
Modeled banking criteria
- Differential vs classic debt ratio
- Weighting of rental income (70% to 100% depending on banks)
- Estimated borrower insurance
See also
Technical questions
4 questionsHere are the troubleshooting steps:
1. Basic checks
- Refresh the page (F5 or Ctrl+R)
- Clear browser cache
- Try in private browsing
- Test with another browser
2. Connection
- Check your internet connection
- Temporarily disable your VPN
- Disable ad blockers
3. Supported browsers
- Chrome (recommended)
- Firefox
- Safari
- Edge
- Recent versions only
4. Persistent problem?Contact us via the contact form specifying:
- Browser used
- The action that causes the problem
- A screenshot if possible
See also
Yes, Mon Simulateur Immobilier is optimized for all screens:
Responsive web
- Works on smartphone and tablet
- Interface adapted to small screens
- All features available
Mobile application
- No native app for now
- Add the site as a shortcut to your home screen
- Works like an app (PWA)
SynchronizationYour simulations are synchronized across all your devices connected to the same account.
See also
It depends on your situation:
With an account
- Yes, all your simulations are saved server-side
- You can find them on any browser or device
- Just log in with the same account
Without an account
- Current simulations are stored in the browser (localStorage)
- They are not transferable between browsers
- They may be lost if you clear the cache
RecommendationCreate a free account to never lose your simulations. It's quick and secure.
See also
We appreciate your feedback to improve the platform:
Report a bug
- Use the contact form with the subject "Bug"
- Describe the steps to reproduce the problem
- Attach a screenshot if possible
- Specify your browser and device
Suggest an improvement
- Same form, subject "Suggestion"
- Describe the use case you would like to see covered
- We prioritize the most frequent requests
We respond to all reports within 24-48 hours.
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