Rental return simulator: the demo, no sign-up
How much does a rented flat in France really earn you, once the loan, the charges, the tax and the resale are taken into account? Start from an example, change the figures, choose the tax regime — SCI à l’IS (a property company taxed under corporate tax), LMNP (furnished letting by a non-professional landlord), micro-foncier (the simplified regime for unfurnished rental income) or réel foncier (unfurnished rental income taxed on the rent minus the real costs) — and get the full report. Free, no account, nothing is saved. The five key figures below update as you type.
Your figures are not saved — create an account to keep them.
- Cash flow / yearCash flow / year−€3,787(years 1–20)
- ReturnReturn on investment1.2%/yr(year 20)
- After saleCash in hand after sale and tax€103,970(year 20)
- Net gainNet gain€13,375(year 20)
- TaxTax paid during ownership€49,451(year 20)
What are you buying?
How are you paying for it?
What does it earn each month?
Advanced
Micro-foncier
Tax residence
Purchase price and costs
Monthly costs and income
Vacancy and upkeep
Loan
What you pay in
How things grow over 25 years
Selling assumptions
Is it a good deal?
What the simulator calculates
A 25-year report: verdict, cash flow, tax under each regime, loan amortization.
See the details
The report follows the property year by year over 25 years, from your purchase figures (price, notary fees, agency fees, works, furniture, down payment and loan), your rents and your charges.
- The verdict: the annual return on your investment (the IRR after the sale; TRI in French) in the year you plan to sell.
- Cash flow: what the rent leaves each year once the loan payment, the taxe foncière (property tax), the co-ownership charges and the insurance are paid — or the monthly payment after the purchase from your own pocket (effort d’épargne) if it does not cover everything.
- As an SCI à l’IS: corporate tax (impôt sur les sociétés, IS), the compte courant d’associé (shareholder current account), and at the sale the IS on the capital gain, then what comes back to the associates, dividends and prélèvement forfaitaire unique (PFU, the flat tax) included.
- As LMNP: depreciation of the property, the works and the furniture, losses carried forward, income tax and social contributions (prélèvements sociaux), then the tax on the private individual’s capital gain (plus-value des particuliers) with its holding-period allowances.
- Under micro-foncier: the flat 30% allowance on the rent excluding charges, income tax at your bracket and 17.2% social contributions, the €15,000-a-year rent cap, then the tax on the private individual’s capital gain.
- Under the réel foncier: the rent excluding charges minus the real costs (loan interest and insurance, taxe foncière, co-ownership charges, insurance, declared works, a flat management fee), income tax at your bracket and 17.2% social contributions; a loss (déficit foncier) lowers the tax on your other income up to €10,700 a year, the rest is carried forward 10 years; then the tax on the private individual’s capital gain.
- For your main home (résidence principale): no rent and no tax — what you lose each year (loan interest, taxe foncière, co-ownership charges, insurance, upkeep) against the net worth you build (capital repaid, rise in value), and the capital gain exempt at the sale.
- The loan amortization schedule and the detail of each formula, so you can check everything.
Most examples use the figures of real purchases, under an anonymous name; an invented example is flagged as such. The results are estimates, not tax or financial advice.
Learn more
- The examples: full example reports — SCI à l’IS, LMNP, micro-foncier, réel foncier and main home.
- The guides: the return of a rental investment, explained step by step.
- The rental yield calculator: gross and net yield from a few figures.
- Evaluate any listing straight from Claude →: the Bailleur Lucide connector.
Keep your simulations
Free account: 1 saved property, with its full report. See pricing
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