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T3 Lumineux - Lyon 3e
Démonstration publique - analyse fictive à titre d'exemple.
Apartment · Old · 65 m² · 3 rooms · Fl. 3/5 · 185,000 € · 1,400 €/mo · Long-term furnished rental
This property generates a positive cash flow of 117 € per month.
The LMNP Real regime saves approximately 4085 € in taxes per year compared to the least favorable option.
With a gross yield of 8.4%, this property is above the national average.
Natural or environmental risks have been identified in this area - factor them into your decision.
Yield
0.0%
Net: 5.50%
Good gross yield (8.4%)
Monthly payment
857.00€
Tax savings
+0€
Significant tax savings: 4085 €/year
Cash flow net-net/m
+0€
Positive cash flow: +117 €/month
Best regime
LMNP Real
Analysis Summary
Mode: Long-term furnished rental
This property generates +117.00€/month with a return of 5.5%.
With a down payment of 42,800€ out of 214,000€, you finance 20% of the investment.
Your loan of 171,200€ over 25 years amounts to 857€/month.
Under the LMNP Real regime, you only pay 1,069€/year in taxes thanks to depreciation.
With a net return of 5.5%, your initial contribution will be recovered in about 18 years.
Over 10 years, this investment could generate approximately 14,040€ in net income.
The price per m² of 2,846€ should be compared with similar properties in the area.
Acquisition costs
Financing
Annual charges
Cash flow
Loan repayment evolution
This chart shows the cumulative evolution of repaid capital (blue) and paid interest (yellow) over time. The more the blue area dominates, the more capital you have repaid relative to interest.
Fiscal comparison
LMNP Real wins with +2,124€ of annual cash flow over Unfurnished Real.
LMNP Real Best | Unfurnished Real | Micro-BIC Furnished | Micro-Foncier | |
|---|---|---|---|---|
| Rental income | 15,600.00€ | 15,600.00€ | 15,600.00€ | 15,600.00€ |
| Total net tax | 1,069.00€ | 3,194.00€ | 3,681.00€ | 5,154.00€ |
| Result | ||||
| Cash flow net-net/m | +117€/m | -60€/m | -100€/m | -223€/m |
| ROI | 5.50% | 2.00% | 1.20% | -0.50% |
Capital gains tax on property resale
Tax simulation in case of resale, year by year. Full income tax exemption after 22 years, social contributions exemption after 30 years.
Under LMNP Real, deducted depreciations are reintegrated into the taxable base upon resale.
| Year | Resale price | Gross capital gain | IR allowance | SC allowance | Income tax (19%) | Social contributions | Surtax | Total tax | Net gain |
|---|---|---|---|---|---|---|---|---|---|
1 | 190,217.00€ | -23,783.00€ | 0% | 0% | 0.00€ | 0.00€ | 0.00€ | 0.00€ | -23,783.00€ |
2 | 195,581.12€ | -18,418.88€ | 0% | 0% | 0.00€ | 0.00€ | 0.00€ | 0.00€ | -18,418.88€ |
3 | 201,096.51€ | -12,903.49€ | 0% | 0% | 113.34€ | 102.60€ | 0.00€ | 0.00€ | -12,903.49€ |
5 | 212,598.27€ | -1,401.73€ | 0% | 0% | 4,008.67€ | 3,628.90€ | 0.00€ | 0.00€ | -1,401.73€ |
7 | 224,757.88€ | +10,757.88€ | 12% | 3% | 7,065.52€ | 7,028.50€ | 0.00€ | 14,094.02€ | -3,336.14€ |
10 | 244,313.65€ | +30,313.65€ | 30% | 8% | 10,016.71€ | 11,885.25€ | 54.39€ | 21,956.35€ | +8,357.29€ |
15 | 280,760.32€ | +66,760.32€ | 60% | 17% | 10,203.78€ | 19,282.47€ | 74.08€ | 29,560.33€ | +37,199.98€ |
20 | 322,644.09€ | +108,644.09€ | 90% | 25% | 3,774.24€ | 25,710.51€ | 0.00€ | 29,484.74€ | +79,159.35€ |
22IR exempt | 341,097.80€ | +127,097.80€ | 100% | 28% | 0.00€ | 27,999.95€ | 0.00€ | 27,999.95€ | +99,097.85€ |
25IR exempt | 370,776.09€ | +156,776.09€ | 100% | 55% | 0.00€ | 20,841.97€ | 0.00€ | 20,841.97€ | +135,934.12€ |
30Exempt | 426,088.40€ | +212,088.40€ | 100% | 100% | 0.00€ | 0.00€ | 0.00€ | 0.00€ | +212,088.40€ |
Net gain after tax evolution
The data shown on this page is fictional and provided for illustrative purposes only. The address was randomly chosen for demonstration purposes. Actual results vary depending on the property and your personal situation.
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