Detailed report — Furnished flat-share in Melun — LMNP · ID 02
Tax regime:LMNP
You own this property yourself and rent it out furnished (LMNP, régime réel): the rent minus the real costs and a yearly wear-and-tear deduction is added to your income, and when you sell the gain is taxed as a private individual’s capital gain.
1. Your deal at a glanceSummary
Each property’s figures are shown at the year you plan to sell it (an input you set per property, section 5). Properties are never added up: LMNP is worked out one property at a time.
- Cash at purchase1Total investment (day 0)€60,233
- Payments after the purchase2Owner payments after the purchase up to the sale€0
- Total cash put in3Cash at purchase + payments after the purchase€60,233
- Tax paid during ownership4Income tax + social contributions − CSG tax back + flat tax on the rental account’s interest€99,751
- Tax paid at sale5Capital-gain tax (income tax + social contributions + surtax)€4,804
- Cash in hand at the end if you sell in year 25 (account + sale), after all taxes6Rental account + sale proceeds after tax€233,786
- Net gain7Cash in hand at the end − total cash put in€173,553
- Return per year (MWRR, after all taxes)8MWRR after sale (money-weighted return), after all taxes5.57%
- Money back year9Breakeven year6
| Furnished flat-share in Melun — LMNP · ID 02 | |
|---|---|
| Cash at purchase1Total investment (day 0) | €60,233 |
| Payments after the purchase2Owner payments after the purchase up to the sale | €0 |
| Total cash put in3Cash at purchase + payments after the purchase | €60,233 |
| Tax paid during ownership4Income tax + social contributions − CSG tax back + flat tax on the rental account’s interest | €99,751 |
| Tax paid at sale5Capital-gain tax (income tax + social contributions + surtax) | €4,804 |
| Cash in hand at the end if you sell in year 25 (account + sale), after all taxes6Rental account + sale proceeds after tax | €233,786 |
| Net gain7Cash in hand at the end − total cash put in | €173,553 |
| Return per year (MWRR, after all taxes)8MWRR after sale (money-weighted return), after all taxes | 5.57% |
| Money back year9Breakeven year | 6 |
- 1 Cash at purchase = everything the owners put in at the purchase (down payment, works and furniture paid in cash, fees paid in cash, the shortfall when the loan is not enough)
- 2 Payments after the purchase = Σ payments after the purchase, years 1 to N: added only when the account would go below €0, after any surplus already in it
- 3 Total cash put in = cash at purchase + payments after the purchase
- 4 Tax paid during ownership = Σ (income tax + social contributions − CSG tax back), years 1 to N + the 31.4% flat tax on the rental account’s interest
- 5 Tax paid at sale = capital-gain tax for individuals (income tax + social contributions + surtax), wear-and-tear deducted added back
- 6 Cash in hand at the end if you sell in year 25 (account + sale), after all taxes = rental account + sale proceeds after the capital-gain tax, in year N
- 7 Net gain = cash in hand at the end − total cash put in
- 8 Return per year (MWRR, after all taxes) = MWRR: the rate R such that Σ cash put in × (1 + R)^(N − t) = cash in hand at the end; when the properties are sold in different years, each payout counts at its own date (Σ cash put in × (1 + R)^(N − t) = Σ payouts × (1 + R)^(N − t))
- 9 Money back year = first year in which the net gain if you sold would be ≥ 0
2. Where your rent goes, year after yearRent = money lost (tax included) + capital repaid + cash kept after tax
The line along the top of the bars is each year’s rent; the bar shows where it goes: at the bottom, in green, what is yours (the capital repaid, then the cash kept after tax); stacked on top, in red, the money lost (interest, running costs and that year’s income tax and social contributions). The top of the green is your profit of the year; the dashed line is its average over the years shown. Point at (or tap) a year to read the share of the rent you keep.
Furnished flat-share in Melun — LMNP · ID 02 — where your rent goes, each year
Year 25 — 38.5% of the rent is yours to keep
- Cash kept after taxCash kept after tax€7,562
- Capital repaidCapital repaid€0
- =Profit per year after tax€7,562
- Income tax + social contributions of the year (net of credits)Income tax + social contributions of the year (net of credits)€4,408
- Yearly repairsYearly repairs€1,229
- Home insurance, accountant, bank feesHome insurance, accountant, bank fees€2,228
- Co-ownership chargesCo-ownership charges€2,407
- Taxe foncièreTaxe foncière€1,830
- Borrower insuranceBorrower insurance€0
- Loan interestLoan interest€0
- Rent of the yearRent of the year€19,665
- 25-year average profit after tax25-year average profit after tax€7,414/yr
The interest on your rental account (earned, or paid to a lender) and the flat tax on the interest earned are not on this chart; the tax shown is the year’s income tax and social contributions as worked out for your regime: see “Your wealth over time”.
3. Your profit over timeRunning sum of the yearly amounts to the total profit at the sale year
Each year's net result added up, from the cash at purchase (day one) to what you walk away with at the sale.
Furnished flat-share in Melun — LMNP · ID 02
Before any taxBefore any tax
Furnished flat-share in Melun — LMNP · ID 02 — cumulative build-up, before any tax (year 25)
Year 25
- Cash at purchase (day one)Cash at purchase (day one)€0
- Cash flow before tax (rent − costs − loan payments, that year)Cash flow before tax (rent − costs − loan payments, that year)€11,970
- Interest on your rental account (that year, before tax)Interest on your rental account (that year, before tax)€9,379
- Equity on day one (price − loan)Equity on day one (price − loan)€15,000
- Loan paid off (equity built)Loan paid off (equity built)€110,000
- Property value increaseProperty value increase€16,599
- Cash left in your rental account after the purchase (paid back)Cash left in your rental account after the purchase (paid back)€1,044
- Total profitTotal profit€337,195
Cash flow year by year, with your down payment (before tax)
you pay in (payments after the purchase)you pay in (payments after the purchase)small shortfall covered by rent set asidesmall shortfall covered by rent set asidethe property pays youthe property pays youyour share of the property (if you keep it)your share of the property (if you keep it)
No year where you pay in: the property pays for itself from year 1, and pays you €10,191 a year on average. In year 25, your share of the property (if you keep it): +€142,643.
After income tax & socialAfter income tax and social contributions
Furnished flat-share in Melun — LMNP · ID 02 — cumulative build-up, after income tax & social (year 25)
Year 25
- Cash at purchase (day one)Cash at purchase (day one)€0
- Cash flow before tax (rent − costs − loan payments, that year)Cash flow before tax (rent − costs − loan payments, that year)€11,970
- Interest on your rental account (that year, after the 31.40% flat tax)Interest on your rental account (that year, after the 31.40% flat tax)€2,572
- Income tax + social contributions that year (net of the CSG tax back)Income tax + social contributions that year (net of the CSG tax back)-€4,408
- Equity on day one (price − loan)Equity on day one (price − loan)€15,000
- Loan paid off (equity built)Loan paid off (equity built)€110,000
- Property value increaseProperty value increase€16,599
- Cash left in your rental account after the purchase (paid back)Cash left in your rental account after the purchase (paid back)€1,044
- Total profitTotal profit€185,244
Cash flow year by year, with your down payment (after tax)
you pay in (payments after the purchase)you pay in (payments after the purchase)small shortfall covered by rent set asidesmall shortfall covered by rent set asidethe property pays youthe property pays youyour share of the property (if you keep it)your share of the property (if you keep it)
No year where you pay in: the property pays for itself from year 1, and pays you €4,113 a year on average. In year 25, your share of the property (if you keep it): +€142,643.
If you sellSelling the property: rental account + cash from the sale, money back year
Furnished flat-share in Melun — LMNP · ID 02 — cumulative build-up, if you sell (year 25)
Year 25
- Cash at purchase (day one)Cash at purchase (day one)€0
- Cash flow before tax (rent − costs − loan payments, that year)Cash flow before tax (rent − costs − loan payments, that year)€11,970
- Interest on your rental account (that year, after the 31.40% flat tax)Interest on your rental account (that year, after the 31.40% flat tax)€2,572
- Income tax + social contributions that year (net of the CSG tax back)Income tax + social contributions that year (net of the CSG tax back)-€4,215
- What the sale leaves after the loan and feesWhat the sale leaves after the loan and fees€134,519
- Tax on the gain when you sellTax on the gain when you sell-€4,804
- Cash left in your rental account after the purchase (paid back)Cash left in your rental account after the purchase (paid back)€1,044
- Total profitTotal profit€173,553
Cash flow year by year, with your down payment (if you sell in year 25)
you pay in (payments after the purchase)you pay in (payments after the purchase)small shortfall covered by rent set asidesmall shortfall covered by rent set asidethe property pays youthe property pays yousale of the propertysale of the property
No year where you pay in: the property pays for itself from year 1, and pays you €4,113 a year on average. In year 25, sale of the property: +€130,953.
Total cash put in €60,233+Total profit €173,553=Cash in hand at the end if you sell in year 25 (account + sale), after all taxes €233,786
4. Your wealth over timeBefore any tax / after income tax & social / if you sell (charts)
One chart, three tax stages: what the property is worth to you if nothing is ever sold (before any tax), after your income tax and social contributions on the rent, and what you actually get if you sell that year. The key numbers under each chart are at the year you plan to sell; the yearly-return line is the money-weighted return of your cash at each candidate sale year.
Furnished flat-share in Melun — LMNP · ID 02
Before any taxBefore any tax
Furnished flat-share in Melun — LMNP · ID 02 — your wealth, before taxes
Year 25
- Your equity (Day-1 equity + loan paid off)Your equity (Day-1 equity + loan paid off)€125,000
- Cash flow before tax (rent − costs − loan payments, cumulative)Cash flow before tax (rent − costs − loan payments, cumulative)€162,727
- Interest earned (or paid) on your rental account (cumulative, before tax)Interest earned (or paid) on your rental account (cumulative, before tax)€92,057
- Property value increaseProperty value increase€16,599
- Your cash in the rental account (left after the purchase + payments after the purchase)Your cash in the rental account (left after the purchase + payments after the purchase)€1,044
- TotalTotal€397,428
- Cash at purchaseCash at purchase€60,233
- Money backMoney backYear 5
Your equity (Day-1 equity + loan paid off)€125,000Equity = Day-1 Equity + Σ Equity from Loan (the Equity from Loan page shows the loan paid off part)
Your rental account, before any tax (incl. interest)€255,828Rental account, closing balance, with no income tax, social or flat tax
Property value increase€16,599Appreciation
What the property is worth to you (unsold, before tax) — year 25€397,428Equity + value increase + rental account, before any tax
Furnished flat-share in Melun — LMNP · ID 02 — yearly return on your cash, before taxes
How this yearly return is calculated (before tax)See how it’s calculated →
After income tax & socialAfter income tax and social contributions
Furnished flat-share in Melun — LMNP · ID 02 — your wealth, after income tax & social
Year 25
- Your equity (Day-1 equity + loan paid off)Your equity (Day-1 equity + loan paid off)€125,000
- Cash flow before tax (rent − costs − loan payments, cumulative)Cash flow before tax (rent − costs − loan payments, cumulative)€162,727
- Interest earned (or paid) on your rental account (cumulative, after the 31.40% flat tax)Interest earned (or paid) on your rental account (cumulative, after the 31.40% flat tax)€27,474
- Property value increaseProperty value increase€16,599
- Income tax + social contributions on the rent (cumulative, as paid so far)Income tax + social contributions on the rent (cumulative, as paid so far)-€87,369
- Your cash in the rental account (left after the purchase + payments after the purchase)Your cash in the rental account (left after the purchase + payments after the purchase)€1,044
- TotalTotal€245,476
- Cash at purchaseCash at purchase€60,233
- Money backMoney backYear 6
What the property is worth to you (unsold, before tax) — year 25€397,428Equity + value increase + rental account, before any tax
Income tax + social contributions on the rent (years 1–25, net of every CSG tax back)€87,176Σ (income tax + social contributions) − every CSG tax back earned, the one due the year after N included — the same figure as the summary card. Not included: the flat tax on your rental account’s interest and the tax on the sale gain (the money flow’s “All tax paid so far” includes them)
Interest not earned on the tax paid, + the flat tax on your interest€64,776Worth before any tax − the tax − worth after income tax & social: the interest the tax paid would have earned, the 31.4% flat tax on your interest, less the CSG tax back due next year (already in the tax figure), plus any extra shortfall payments after the purchase
What the property is worth to you after income tax & social — year 25€245,476Equity + value increase + rental account, after income tax & social
Your rental account, after income tax & social (incl. interest)€103,877Rental account, closing balance, after the yearly tax
What the property is worth to you before any tax − income tax + social − the interest that tax would have earned = what it is worth to you after income tax & social.
Furnished flat-share in Melun — LMNP · ID 02 — yearly return on your cash, after income tax & social
How this yearly return is calculated (after income tax & social)See how it’s calculated →
If you sellSelling the property: rental account + cash from the sale, money back year
Furnished flat-share in Melun — LMNP · ID 02 — if you sell: what you actually get
Year 25
- Your equity (Day-1 equity + loan paid off)Your equity (Day-1 equity + loan paid off)€125,000
- Cash flow before tax (rent − costs − loan payments, cumulative)Cash flow before tax (rent − costs − loan payments, cumulative)€162,727
- Interest earned (or paid) on your rental account (cumulative, after the 31.40% flat tax)Interest earned (or paid) on your rental account (cumulative, after the 31.40% flat tax)€27,474
- Property value increaseProperty value increase€16,599
- Income tax + social contributions on the rent (cumulative, net of the CSG tax back)Income tax + social contributions on the rent (cumulative, net of the CSG tax back)-€87,176
- Sale costs (agency fee + loan payoff costs)Sale costs (agency fee + loan payoff costs)-€7,080
- Tax on the gain when you sellTax on the gain when you sell-€4,804
- Your cash in the rental account (left after the purchase + payments after the purchase)Your cash in the rental account (left after the purchase + payments after the purchase)€1,044
- TotalTotal€233,786
- Cash at purchaseCash at purchase€60,233
- Money backMoney backYear 6
Your rental account at the sale€103,877Rental account, closing balance at the sale year
Cash from the sale after tax€129,909Net sale proceeds after tax (after loan payoff and selling costs)
Cash you end up with if you sell — year 25€233,786Rental account at the sale + cash from the sale after tax
Of the cash from the sale after tax, €193 is the CSG tax back for year 25, paid in year 26.
Selling at the end of year 25 (25 full years owned). The gain is the sale price minus the “purchase price for tax”. That price is lowered by the wear-and-tear you actually deducted on the building and the improvements (the furniture's is not: it is not part of the property sold). The longer you own it, the more of the gain is exempt: no income tax after 22 years, no social contributions after 30.
Purchase fees at sale: None — already deducted in year 1
Price for tax=Purchase price+Purchase fees added+Works added−Wear-and-tear deducted
Gain=(Sale price−Agency fee)−Price for tax
Tax=19%×Gain×(1−AIR)+17.2%×Gain×(1−APS)+Surtax
Plus-value des particuliers (CGI art. 150 U to 150 VH). A_IR / A_PS are the holding-period allowances, per year owned: income tax 6% (years 6–21), 4% (year 22); social contributions 1.65% (years 6–21), 1.6% (year 22), 9% (years 23–30). Nothing in years 1–5. The surtax (CGI art. 1609 nonies G) only applies when the income-tax base is above €50,000. The social contributions here stay at 17.2%: the 18.6% rate is for rental income, not gains. The loan payoff costs do not lower the gain. (lib/roi-engine/tax/plusValueParticuliers.ts, lmnpReel.ts)
- Purchase price€125,000
- +Purchase fees added€0
- +Works (flat 15%)€18,750
- −Wear-and-tear deducted (building + improvements; furniture excluded: €2,356)€71,295
- =Purchase price for the tax calculation€72,455
Purchase price for the tax calculation=Purchase price+Purchase fees added+Works (flat 15%)−Wear-and-tear deducted (building + improvements; furniture excluded: €2,356)=€125,000+€0+€18,750−€71,295=€72,455
- Sale price€141,599
- −Agency fee€7,080
- −Purchase price for the tax calculation€72,455
- =Gain before allowances€62,064
Gain before allowances=Sale price−Agency fee−Purchase price for the tax calculation=€141,599−€7,080−€72,455=€62,064
Income-tax allowance100.00%Share of the gain exempt from the 19%
Social-contributions allowance55.00%Share of the gain exempt from the 17.2%
- Income tax (19% of €0)€0
- +Social contributions (17.2% of €27,929)€4,804
- +Surtax€0
- =Tax on the gain when you sell€4,804
Tax on the gain when you sell=Income tax (19% of €0)+Social contributions (17.2% of €27,929)+Surtax=€0+€4,804+€0=€4,804
- Sale price€141,599
- −Agency fee€7,080
- −Loan payoff costs€0
- −Loan left to repay€0
- −Tax on the gain when you sell€4,804
- +Tax back from year 25's CSG (paid in year 26)€193
- =Cash from the sale after tax€129,909
Cash from the sale after tax=Sale price−Agency fee−Loan payoff costs−Loan left to repay−Tax on the gain when you sell+Tax back from year 25’s CSG (paid in year 26)=€141,599−€7,080−€0−€0−€4,804+€193=€129,909
| Year | Gain before allowancesGross capital gain | Wear-and-tear taken off (furniture excluded)Depreciation reintegrated | Tax on the gain when you sellTotal resale tax (IR 19% + PS 17.2% + surtax) | Cash from the sale after taxNet sale proceeds after tax (after loan payoff and selling costs) |
|---|---|---|---|---|
| 1 | -€5,656 | €0 | €0 | €12,242 |
| 2 | €1,113 | €6,173 | €403 | €16,575 |
| 3 | €4,799 | €9,259 | €1,737 | €20,228 |
| 4 | €8,488 | €12,345 | €3,073 | €23,908 |
| 5 | €12,180 | €15,432 | €4,409 | €27,737 |
| 6 | -€2,875 | €18,518 | €0 | €37,466 |
| 7 | €823 | €21,604 | €275 | €42,672 |
| 8 | €4,524 | €24,690 | €1,445 | €47,154 |
| 9 | €8,229 | €27,777 | €2,510 | €51,904 |
| 10 | €11,936 | €30,863 | €3,471 | €56,935 |
| 11 | €15,646 | €33,949 | €4,327 | €62,253 |
| 12 | €19,360 | €37,036 | €5,079 | €67,863 |
| 13 | €23,077 | €40,122 | €5,725 | €73,773 |
| 14 | €26,796 | €43,208 | €6,267 | €79,988 |
| 15 | €30,519 | €46,295 | €6,703 | €86,516 |
| 16 | €33,659 | €48,795 | €6,913 | €93,495 |
| 17 | €36,802 | €51,295 | €7,035 | €100,771 |
| 18 | €39,949 | €53,795 | €7,067 | €108,365 |
| 19 | €43,098 | €56,295 | €7,011 | €116,284 |
| 20 | €46,251 | €58,795 | €6,865 | €124,535 |
| 21 | €49,407 | €61,295 | €6,630 | €125,430 |
| 22 | €52,566 | €63,795 | €6,510 | €126,209 |
| 23 | €55,729 | €66,295 | €6,039 | €127,341 |
| 24 | €58,895 | €68,795 | €5,470 | €128,574 |
| 25 | €62,064 | €71,295 | €4,804 | €129,909 |
Every row uses the projected sale price for that year.
Furnished flat-share in Melun — LMNP · ID 02 — yearly return on your cash if you sell that year (after all taxes)
How this yearly return is calculated (if you sell)See how it’s calculated →
5. Your inputs and one-off costsInputs, your costs, what you paid in, furnished-rental settings
Purchase price and costs
- Purchase price(given)€125,000
- Notary fees(given)€10,599
- Agency fee(given)€0
- Other purchase costs (estimate)(given)€1,245
- Renovation works (travaux)(given)€26,795
- Furniture(given)€5,550
- Estimated value after works(given)€125,000
- Total purchase cost1Total Cost€169,189
| Furnished flat-share in Melun — LMNP · ID 02 | |
|---|---|
| Purchase price(given) | €125,000 |
| Notary fees(given) | €10,599 |
| Agency fee(given) | €0 |
| Other purchase costs (estimate)(given) | €1,245 |
| Renovation works (travaux)(given) | €26,795 |
| Furniture(given) | €5,550 |
| Estimated value after works(given) | €125,000 |
| Total purchase cost1Total Cost | €169,189 |
- 1 Total purchase cost = Purchase price + Notary fees + Agency fee + Other purchase costs + Renovation works + Furniture
Monthly costs & income
- Loan insurance per month(given)€9
- Building charges (syndic) per month(given)€144
- Utilities per month(given)€144
- Property tax (taxe foncière) per month(given)€109
- Home insurance per month(given)€17
- Accountant fees per month(given)€22
- Bank fees per month(given)€3
- Rent income per month(given)€1,710
- Months per year without rent (vacancy)(given)0.50
- Yearly repairs (% of rent collected, excl. charges)(given)6.25%
| Furnished flat-share in Melun — LMNP · ID 02 | |
|---|---|
| Loan insurance per month(given) | €9 |
| Building charges (syndic) per month(given) | €144 |
| Utilities per month(given) | €144 |
| Property tax (taxe foncière) per month(given) | €109 |
| Home insurance per month(given) | €17 |
| Accountant fees per month(given) | €22 |
| Bank fees per month(given) | €3 |
| Rent income per month(given) | €1,710 |
| Months per year without rent (vacancy)(given) | 0.50 |
| Yearly repairs (% of rent collected, excl. charges)(given) | 6.25% |
Loan
- Loan amount(given)€110,000
- Interest rate(given)3.28%
- Loan term (years)(given)20
| Furnished flat-share in Melun — LMNP · ID 02 | |
|---|---|
| Loan amount(given) | €110,000 |
| Interest rate(given) | 3.28% |
| Loan term (years)(given) | 20 |
Growth assumptions (25-year projection)
- Rent growth per year(given)0.00%
- Property tax growth per year(given)1.40%
- Building charges growth per year(given)1.40%
- Property value growth per year(given)0.50%
- Interest rate on your rental account(given)Return on reinvested cash flow / Y (the savings rate on a positive balance)4.00%
- Lender’s rate when your rental account runs short(given)Financing cost on negative cash flow / Y (short-term loan from a lender)0.00%
| Furnished flat-share in Melun — LMNP · ID 02 | |
|---|---|
| Rent growth per year(given) | 0.00% |
| Property tax growth per year(given) | 1.40% |
| Building charges growth per year(given) | 1.40% |
| Property value growth per year(given) | 0.50% |
| Interest rate on your rental account(given)Return on reinvested cash flow / Y (the savings rate on a positive balance) | 4.00% |
| Lender’s rate when your rental account runs short(given)Financing cost on negative cash flow / Y (short-term loan from a lender) | 0.00% |
Above 0%, a lender covers what your rental account is short, at that rate (a short-term loan; its interest is deducted from the taxable rent). At 0% you add the cash yourself (payments after the purchase), and it counts in the total cash put in. Rate used for this report: 0.00%.
Selling assumptions
- Selling agency fee(given)5.00%
- Loan payoff costs (release fee + early-repayment penalty)(given)1.00%
- Building wear-and-tear deduction rate (depreciation)(given)2.00%
- Year you plan to sell(given)25
| Furnished flat-share in Melun — LMNP · ID 02 | |
|---|---|
| Selling agency fee(given) | 5.00% |
| Loan payoff costs (release fee + early-repayment penalty)(given) | 1.00% |
| Building wear-and-tear deduction rate (depreciation)(given) | 2.00% |
| Year you plan to sell(given) | 25 |
Furnished rental (LMNP) settings (LMNP inputs, wear-and-tear rate, sale year)
- Your income-tax bracket(given)TMI (tranche marginale d’imposition)30.00%
- Type of furnished rental(given)Property type (reintegration exemption)Ordinary furnished flat
- Deduct part of the CSG next year(given)CSG déductible N+1Yes
- Building wear-and-tear deduction rate (depreciation)(given)2.00%
- Year you plan to sell(given)25
- Sale price for this calculation(given)Sale price override (0 = projected price)not set
- Purchase fees(given)Acquisition costs: expensed or capitalised (CGI ann. III art. 38 quinquies)Deducted as a cost in year 1
- Purchase fees at sale(given)Acquisition costs at resaleNone — already deducted in year 1
- Works added at sale(given)Chosen for you: the flat 15% or the actual works, whichever lowers the tax more.Flat 15%: €18,750
| Furnished flat-share in Melun — LMNP · ID 02 | |
|---|---|
| Your income-tax bracket(given)TMI (tranche marginale d’imposition) | 30.00% |
| Type of furnished rental(given)Property type (reintegration exemption) | Ordinary furnished flat |
| Deduct part of the CSG next year(given)CSG déductible N+1 | Yes |
| Building wear-and-tear deduction rate (depreciation)(given) | 2.00% |
| Year you plan to sell(given) | 25 |
| Sale price for this calculation(given)Sale price override (0 = projected price) | not set |
| Purchase fees(given)Acquisition costs: expensed or capitalised (CGI ann. III art. 38 quinquies) | Deducted as a cost in year 1 |
| Purchase fees at sale(given)Acquisition costs at resale | None — already deducted in year 1 |
| Works added at sale(given)Chosen for you: the flat 15% or the actual works, whichever lowers the tax more. | Flat 15%: €18,750 |
These settings only change the tax: the rent, costs, loan and sale price above are the same whatever the tax system. Edit them on the property’s edit page.
Your costs (year 1) (Cost & Outflow)
- Running costs per month (excl. loan)1Operation Expenses (Total OpEx) — Monthly€541
- All costs per month (incl. loan interest)2Total Expenses — Monthly€846
- All cash out per month (incl. loan repayment)3Total Outgoings — Monthly€1,176
- Running costs per year (excl. loan)4Operation Expenses (Total OpEx) — Annual€6,493
- All costs per year (incl. loan interest)5Total Expenses — Annual€10,152
- All cash out per year (incl. loan repayment)6Total Outgoings — Annual€14,110
| Furnished flat-share in Melun — LMNP · ID 02 | |
|---|---|
| Running costs per month (excl. loan)1Operation Expenses (Total OpEx) — Monthly | €541 |
| All costs per month (incl. loan interest)2Total Expenses — Monthly | €846 |
| All cash out per month (incl. loan repayment)3Total Outgoings — Monthly | €1,176 |
| Running costs per year (excl. loan)4Operation Expenses (Total OpEx) — Annual | €6,493 |
| All costs per year (incl. loan interest)5Total Expenses — Annual | €10,152 |
| All cash out per year (incl. loan repayment)6Total Outgoings — Annual | €14,110 |
- 1 Running costs per month (excl. loan) = Condo/Syndic + Utilities + Property Tax + Home Insurance + Accountant Fees + Bank Fees — Total Expenses minus Loan Interest and Loan Insurance (both financing costs, excluded from OpEx) Also included: the yearly repairs (÷ 12 for a month).
- 2 All costs per month (incl. loan interest) = Loan Interest + Loan Insurance + Condo/Syndic + Utilities + Property Tax + Home Insurance + Accountant Fees + Bank Fees Also included: the yearly repairs (÷ 12 for a month).
- 3 All cash out per month (incl. loan repayment) = Total Expenses (Monthly) + Loan Principal (Monthly) — the full monthly cash cost of holding the property, all-in (operating expenses plus debt paydown)
- 4 Running costs per year (excl. loan) = Operation Expenses Monthly × 12 Also included: the yearly repairs.
- 5 All costs per year (incl. loan interest) = Total Expenses Monthly × 12 Also included: the yearly repairs.
- 6 All cash out per year (incl. loan repayment) = Total Outgoings Monthly × 12
What you paid in (Cash / EQUITY)
- Down payment(given)€27,888
- …of which: your share of the price (price − loan)1…of which: Equity€15,000
- …of which: purchase fees2…of which: Cost (fees)€11,844
- Cash left in your rental account (not spent on the property)3Bank Injection: down payment − (equity + fees)€1,044
- Renovation works (travaux)(given)€26,795
- …declared to the tax office(given)€8,795
- …declared: repairs & maintenance (deducted in year 1)4declaredRepairs — part of the declared works deducted in Year 1€0
- …declared: improvements (depreciated)5declaredTravaux − declaredRepairs — capitalised and depreciated over improvementsDepreciationYears€8,795
- Furniture(given)€5,550
- …declared to the tax office(given)€2,356
- Money you pay into your rental account6Down payment + declared works + declared furniture (+ any shortfall you cover)€39,038
- Works and furniture you pay directly (not declared)7Undeclared works and furniture€21,194
- Cash at purchase8TOTAL INVESTMENT€60,233
- Cash at purchase ÷ Total purchase cost9Total Investment ÷ Total Cost35.60%
- Deducted from the rent in year 1 (fees + declared repairs)10TOTAL INVESTMENT FEES — a year-1 cost, never written off over time€11,844
| Furnished flat-share in Melun — LMNP · ID 02 | |
|---|---|
| Down payment(given) | €27,888 |
| …of which: your share of the price (price − loan)1…of which: Equity | €15,000 |
| …of which: purchase fees2…of which: Cost (fees) | €11,844 |
| Cash left in your rental account (not spent on the property)3Bank Injection: down payment − (equity + fees) | €1,044 |
| Renovation works (travaux)(given) | €26,795 |
| …declared to the tax office(given) | €8,795 |
| …declared: repairs & maintenance (deducted in year 1)4declaredRepairs — part of the declared works deducted in Year 1 | €0 |
| …declared: improvements (depreciated)5declaredTravaux − declaredRepairs — capitalised and depreciated over improvementsDepreciationYears | €8,795 |
| Furniture(given) | €5,550 |
| …declared to the tax office(given) | €2,356 |
| Money you pay into your rental account6Down payment + declared works + declared furniture (+ any shortfall you cover) | €39,038 |
| Works and furniture you pay directly (not declared)7Undeclared works and furniture | €21,194 |
| Cash at purchase8TOTAL INVESTMENT | €60,233 |
| Cash at purchase ÷ Total purchase cost9Total Investment ÷ Total Cost | 35.60% |
| Deducted from the rent in year 1 (fees + declared repairs)10TOTAL INVESTMENT FEES — a year-1 cost, never written off over time | €11,844 |
- 1 …of which: your share of the price (price − loan) = Purchase Price − Loan Amount
- 2 …of which: purchase fees = Notary + Agency + Other acquisition costs
- 3 Cash left in your rental account (not spent on the property) = Down Payment − (Equity + Cost): cash that lands in your rental account but isn't spent on the property. Still your money: it is counted in the cash at purchase, earns interest in your rental account (§4) and is yours at the sale. If negative (the down payment is short of Equity + Cost), you cover the gap: it is added to the cash at purchase and the account starts at €0
- 4 …declared: repairs & maintenance (deducted in year 1) = Deducted from the taxable rent in Year 1 (repairs that keep the property in use — CGI art. 39-1-1°; BOI-BIC-CHG-20-20-10). A property saved before this split has none: all its declared works are improvements
- 5 …declared: improvements (depreciated) = Written off over the improvement life (default 15 years — common practice, not a legal figure; CGI art. 39-1-2°, BOI-BIC-CHG-20-20-20), next to the yearly wear-and-tear on the purchase price
- 6 Money you pay into your rental account = Down payment + declared works + declared furniture (+ any shortfall you cover): the declared works and furniture are paid from your rental account, with cash you add on top of the down payment
- 7 Works and furniture you pay directly (not declared) = Works + furniture not declared: paid by you directly, outside the rental account — never deducted, but part of the cash at purchase
- 8 Cash at purchase = Cash at purchase: what you pay into your rental account + works you pay directly (= down payment + renovation works + furniture, + any down-payment shortfall you cover) — the denominator used everywhere "return on investment" is calculated (§1, §4)
- 9 Cash at purchase ÷ Total purchase cost = Cash at purchase (row above) ÷ Total purchase cost (first table of this section) — how much of the acquisition cost is covered by the cash at purchase vs. financed
- 10 Deducted from the rent in year 1 (fees + declared repairs) = Purchase fees (notary + agency + other) + declared repairs — deducted from the taxable rent once, in Year 1. The declared improvements and furniture are written off over time instead
Loan details & amortization schedule
Furnished flat-share in Melun — LMNP · ID 02
€110,000 at 3.28% over 20 years — monthly payment €626
| Year | Opening balance | Payment (yr) | Interest (yr) | Principal (yr) | Closing balance |
|---|---|---|---|---|---|
| 1 | €110,000 | €7,507 | €3,549 | €3,958 | €106,042 |
| 2 | €106,042 | €7,507 | €3,417 | €4,090 | €101,952 |
| 3 | €101,952 | €7,507 | €3,281 | €4,226 | €97,725 |
| 4 | €97,725 | €7,507 | €3,140 | €4,367 | €93,359 |
| 5 | €93,359 | €7,507 | €2,995 | €4,512 | €88,846 |
| 6 | €88,846 | €7,507 | €2,844 | €4,663 | €84,184 |
| 7 | €84,184 | €7,507 | €2,689 | €4,818 | €79,366 |
| 8 | €79,366 | €7,507 | €2,529 | €4,978 | €74,387 |
| 9 | €74,387 | €7,507 | €2,363 | €5,144 | €69,243 |
| 10 | €69,243 | €7,507 | €2,192 | €5,315 | €63,928 |
| 11 | €63,928 | €7,507 | €2,015 | €5,492 | €58,436 |
| 12 | €58,436 | €7,507 | €1,832 | €5,675 | €52,760 |
| 13 | €52,760 | €7,507 | €1,643 | €5,864 | €46,896 |
| 14 | €46,896 | €7,507 | €1,448 | €6,059 | €40,837 |
| 15 | €40,837 | €7,507 | €1,246 | €6,261 | €34,576 |
| 16 | €34,576 | €7,507 | €1,037 | €6,470 | €28,106 |
| 17 | €28,106 | €7,507 | €822 | €6,685 | €21,421 |
| 18 | €21,421 | €7,507 | €599 | €6,908 | €14,513 |
| 19 | €14,513 | €7,507 | €369 | €7,138 | €7,375 |
| 20 | €7,375 | €7,507 | €132 | €7,375 | €0 |
| 21 | €0 | €0 | €0 | €0 | €0 |
| 22 | €0 | €0 | €0 | €0 | €0 |
| 23 | €0 | €0 | €0 | €0 | €0 |
| 24 | €0 | €0 | €0 | €0 | €0 |
| 25 | €0 | €0 | €0 | €0 | €0 |
Create a free account to save your property and come back to its report.
The results are estimates, not tax or financial advice.