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.

Start from an exampleSee its report All examples

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Cash flow / yearCash flow / year+€4,5441–5(years 1–5)+€3,6676–10(years 6–10)+€2,76011–20(years 11–20)+€9,34921–25(years 21–25)
ReturnReturn on investment5.6%/yr(year 25)
After saleCash in hand after sale and tax€232,626(year 25)
Net gainNet gain€172,393(year 25)
Money backMoney backyear 6

Tax regime

What are you buying?

PriceSurfaceNotaryOther costs

How are you paying for it?

Total cost

169,189

Down payment

Loan

110,000

RateTerm

What does it earn each month?

Rent incl. chargesSyndicProperty tax

Advanced

Tax residence

Purchase price and costs

Purchase priceNotaryAgency feeOther costsLoan feesRenovationFurnitureValue after worksSurface

Monthly costs and income

Loan insuranceSyndicUtilitiesProperty taxHome insuranceAccountantBank feesLetting agency + GLI

Other annual expensesof which deductible

Rent incl. chargesof which charges

Vacancy and upkeep

Months without rentYearly repairs

Loan

This loan already exists — use the real monthly figures from my bank

Loan amountInterest rateLoan term

What you pay in and lend

Down payment (total)

…of which: price − loan

15,000

…of which: fees

11,844

Renovation (full)

26,795

…declared: repairs & maintenance (deducted in year 1)…declared: improvements (depreciated)

Furniture (full)

5,550

…declared for taxLent to companyRate on money lentMax deductible rate

More info

Cash left in the company account (not spent on the property) (Bank Injection) = Down payment − (Equity + Fees) = €27,888 − (€15,000 + €11,844) = €1,044Money you pay into the company = Down payment + declared works + declared furniture = €27,888 + €8,795 + €2,356 = €39,038Works + furniture you pay personally (not declared) = (Renovation works − declared) + (Furniture − declared) = €21,194Cash at purchase (TOTAL INVESTMENT) = Money you pay into the company + Works + furniture you pay personally (not declared) = €39,038 + €21,194 = €60,233Deducted in year 1 (fees + declared repairs) (TOTAL INVESTMENT FEES) = Fees + declared repairs = €11,844 + €0 = €11,844 (the declared improvements and furniture are depreciated instead)

How things grow over 25 years

Rent growthProperty tax growthSyndic growthValue growthInterest on rent keptShort-term loan rate

Selling assumptions

Sell in yearSelling agency feeEarly-repayment penaltyWear-and-tear rateImprovement works: depreciation lifeFurniture: depreciation life

Exit tax rate

31.4%

rate set by law — the 31.4% PFU flat tax since the LFSS 2026

Is it a good deal?

Property typeRoomsDPE (energy) class

Postcode or town

Address

Household net income, after tax (per month)Your current housing cost (per month)Class after works (if needed)Extra energy works (quote)Do the sheet’s works include the energy renovation?Accepted offer price

Benchmarks: stocks, bonds, inflation

Stock returnInflationBonds rate

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.

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