Is it a good deal? — T3 in Melun — réel foncier · ID 05
Three steps, in the order of a purchase. The figures come from the same calculation as the report.
Changes here are not saved (example).
Step 1 · On paper
What you can check from the listing.
You buy for €152,000 (€193,400 all in) with €33,400 of your own cash; the rent is €950 a month.
- Purchase
- Price €152,000 + notary €11,400 + other fees €6,000 + works €24,000 = €193,400
- Flat
- 62 m² · 2,452 €/m²
- Rent
- €950/month charges included (€880 + €70 of charges) · 1.0 months without rent a year · rent indexed +1.5%/yr
- Costs
- Building charges €140 · property tax €105 · insurance €13 · €2 a month
- Loan
- €160,000 at 3.35% over 25 years · insurance €15.00/month
- Cash in
- €33,400 at the purchase, then any later payments (section 3)
- Resale
- Year 20 · value +1.0%/yr
More info
These values come from the property sheet: change them there, not here.
Below the Melun + La Rochette (3 rooms) average: 3.69% a year on your cash, after tax, with a value growth of +1.0%/yr.
What if prices don’t rise?
The most important assumption — and the most uncertain. It changes the whole page.
Not much: you get your money back as long as prices don’t fall by more than 0.7% a year until the sale (year 20).
More info
At the slider (+1.0%/yr), in year 20: you get €147,499 back for €91,318 put in, so 3.69% a year after tax.
At −1%/yr: −0.64% a year; at +2.5%/yr: 6.00%.
The curve = what you get back if you sell that year: sale price minus fees, the loan still owed and taxes. Amounts in current euros.
The slider changes this flat’s return, its check, the price limit, the step cards and the verdict. It does not change what you pay in each month (value only counts at the sale) nor the averages, France, stocks and bonds.
Precision: without an address, the comparison uses the town. With the exact address, the result is more precise.
More info
Good to know: stocks would have earned more over the period, with more ups and downs.
Everything uses the same measure: the after-tax return on your cash = the yearly rate that turns everything you put in (cash at the purchase + later payments) into what you get back at the sale in year 20.
This flat uses the slider’s value growth (+1.0%/yr); the neighbourhood and town averages follow it (every sale re-run at that value growth); France, stocks and bonds stay fixed, each at its own assumption.
| After tax, on your cash | a year |
|---|---|
| This flat | 3.69% |
| Melun + La Rochette average, 3 rooms: 199 real DVF sales (Jul 2024 – Jun 2026), median, same calculation at +1.0%/yr | 5.15% |
| The same money, on the same dates, in stocks (world ETF 9.5% before tax, taxable account) | 7.73% |
| In government bonds (ETF 3.42% before tax) | 2.53% |
The loan: the flat earns 3.79% of its total cost a year, the loan costs 3.46% (interest + insurance), so +0.3 pts.
Check rule (against the Melun + La Rochette (3 rooms) average, 5.15%): at or above ✓; up to 1 point below –; more than 1 point below ✗; more than 2 points above, amber “check why”. Stocks, bonds, other towns and France are for comparison, never a refusal. A loan working against you is a warning, not a refusal.
Price above which it is no longer worth it: €146,499 — at that price, with +1.0%/yr value growth, this flat falls to 4.15%. Information, not a suggested offer. Notary, loan and cash in follow the price; the rent and the resale value do not change.
€10,000 less on the price → 4.52% a year.
Loan and notary fees in proportion to the price, resale at the market price.
Rents minus all costs, year 1, before tax: 4.82% of the price a year.
Other marks (boxes under the bar), same measure: Paris (3 rooms) 1.64% (11703) · France average * 3.31% (at +1.4%/yr). A town is added as soon as its real-sales benchmark is computed. The check compares with the sales of same-size flats in the neighbourhood (at least 5), else within 2 km, else in the town.
Averages = every DVF sale of the area (Jul 2024 – Jun 2026) run through our engine with the same setup: furnished SCI à l’IS, 10% down, loan 3.85% over 25 years (November 2026 average rate), sale in year 25 (details on the “See how it is calculated” page); their tax regime may differ from this flat’s.
The town comes from the sheet’s postcode (Advanced → Is it a good deal?), else from the property name; the size (3 rooms, read from the name) from the « Rooms » field, else from the name (« 4p », « T3 »).
* France average: a typical 50 m² furnished flat, €141,300, rent €688 excluding charges + €90 of charges, growth 1.4%/yr; gross yield 5.8% excluding charges, 3.95% net before tax. Sources: gross yields from SeLoger, Meilleurtaux, Guy Hoquet × Bien’ici (published for unfurnished lets); rents LocService, +10% for furnished (ANIL); calculated by our engine.
Stocks: MSCI World net in euros 1972–2025 (9.7%/yr) minus 0.2% fees; flat tax 31.4% on the gain at the sale.
Enter your income to see if you can keep up.
After-tax cash flow of each year, in € per month.
More info
The bars = the money you pay in each year the rents are not enough (costs, loan payments, taxes), per month.
Value growth does not change these payments (it only counts at the sale); energy works are paid from your cash, not monthly.
Income and housing: try them here, nothing is saved.
If it is too heavy: more cash in, a longer loan, or a lower price.
Enter the listing’s energy class.
Average DPE in this area: D — median class of 679 flats sold (Melun + La Rochette, ADEME DPE); 12% are F or G.
More info
The law (Climat et résilience, 22 August 2021): a G-rated home can no longer be let since 1 January 2025, F from 2028, E from 2034 — for a lease signed, renewed or tacitly extended. Nothing is planned for D. Different dates overseas. Source: service-public.fr, “Logement à louer décent” (checked 21 March 2025).
Rent frozen: since 24 August 2022 the rent of an F or G home cannot rise (ecologie.gouv.fr). The page runs it with no rent increase until works take it out of F / G.
Electric heating: since 1 January 2026 the DPE weighs electricity less (factor 2.3 → 1.9); an older DPE may come out better if redone.
To gain one or two classes: insulation, windows, more efficient heating and hot water, ventilation. Get a quote with the target class.
The return with works: the page re-runs the calculation with the amount paid from your cash (resale value unchanged, to be safe); the whole page follows.
Fill in to get the verdict
Still missing to judge this property on paper:
The step-1 verdict and the “I did the visit” button appear once these are filled in.
Step 2 · At the visit
What you see on site and what you ask the agent.
This step opens once step 1 is complete: missing your household net income and the energy class (DPE).
With these figures the return falls to 3.69%: too low for Melun + La Rochette (3 rooms). Move on.
Look at during the visit:
- General conditionwalls, ceilings, doors; nothing to redo straight away
- Electricsrecent board, RCD, earthed sockets
- Windowsdouble glazing, close properly
- Kitchen and bathroomfitted, working, no leak
- Dampno marks, smell or mould
- Floorsno damaged parquet or broken tiles
- Lightorientation, overlooking, bright rooms
Ask the agent:
- Tenant in place?vacant, or lease read: rent, end datesheet: 950 €/month
- Liftpresent and maintained if a high floor; otherwise “OK”
- Real property taxamount on the last noticesheet: 1,260 €/yr
- Real building chargesamount of the last service-charge callssheet: 1,680 €/yr
- Real surfaceCarrez surface advertised or measuredsheet: 62 m²
- Works voted or planned in the building?facade, roof, lift… and this flat’s share
Total works : €24,000
The total replaces the works in the property sheet and goes into the return (with a « Yes » to the energy question it includes the energy works).
Corrected amounts and works recompute this page; nothing is saved here.
More info
“OK” when checked, “Problem” if something is wrong. While a point stays “?”, the step is not finished.
Tenant in place: you take over the lease as it is. Ask for the lease and the last 3 rent receipts.
Property tax and charges: a higher amount than the property sheet lowers the return — change it in the sheet.
Works voted before the sale: normally paid by the seller; have it written in the preliminary contract.
Step 3 · Offer accepted
The preliminary contract comes with the building’s documents.
This step opens once step 1 is complete: missing your household net income and the energy class (DPE).
At the offer price, with these documents, the return falls to 3.69%, more than 1 point below the average: too low. Withdraw before the 10 days end.
You have 10 days to withdraw, from the day after you received all these documents.
- Minutes of the last 3 general meetings and voted worksthis flat’s share of the works voted or planned
- Real charges (service-charge calls)the last 2 yearssheet: 1,680 €/yr
- Real property tax (last notice)ask the sellersheet: 1,260 €/yr
- Diagnostics and Carrez surface matchDPE, electrics, gas, asbestos, lead, termites; surface in the deed
- Current lease matches (if let; otherwise “OK”)rent, deposit, end date
- DTG / multi-year works plan (over 15 lots)big works planned within 10 years
- The flat as it is = the plans and official paperscondominium rules, état descriptif de division, plans annexed to the compromis, building permits / works declarations
More info
What the law says: the building’s documents (summary sheet, rules, minutes of the last 3 general meetings, maintenance log, DTG if any, multi-year works plan, charges paid by the seller over the last 2 years, works fund, unpaid amounts) and the diagnostics file must be given to you at the latest when the preliminary contract is signed. You then have 10 days to withdraw, with no reason and no cost; the period starts the day after you received all these documents. Source: service-public.fr, “Vente d’un logement en copropriété” (checked 21 August 2025); Code de la construction et de l’habitation, art. L271-1 to L271-3 and L721-1 to L721-3.
This property sheet counts €1,260 of property tax and €1,680 of building charges a year. If the real amounts differ, change them in the sheet: the return will follow.
To withdraw, follow the form set in the preliminary contract (usually a registered letter with acknowledgment of receipt), before the 10 days end.
Result
Every check, step by step, and the verdict.
Fill in to get the verdict
Fill in step 1 first: your household net income and the energy class (DPE).
Precision: without an address, the comparison uses the town. With the exact address, the result is more precise.
After-tax return on the money you put in, sale included in year 20, from your sheet as entered (prices +1.0%/yr). It is the starting point: it does not move when you save what you find in steps 2 and 3.
Nothing is saved here — create a free account to keep this evaluation
Step 1 · On paper
- Return · Below the Melun + La Rochette (3 rooms) average: 3.69% a year on your cash, after tax.Good to know: stocks would have earned more over the period, with more ups and downs.→ Price above which it is no longer worth it: €146,499; negotiate below that price.
- Cash flow · Enter your income in section 3.
- Energy · Enter the listing’s energy class.
Step 2 · At the visit
- Flat · Condition, works, tenant in place, lift: to see at the visit — not yet.
Step 3 · Offer accepted
- Building & co-ownership · Meeting minutes, voted or planned works, maintenance log, DTG, real charges, property tax — not yet.
- Flat matches the papers · Carrez surface, lot, diagnostics, current lease if let, match with the plans — not yet.
More info
Six checks, in the order of a purchase. On paper: return, cash flow, energy class. At the visit: the flat. After the offer: the building and the documents. Each step redoes the return and the cash flow with its own figures (the visit’s corrections, the offer price). Green ✓ everywhere: “Good deal”. A red ✗: the line says what does not work and how to fix it. Grey “–”: not checked yet.
What next?
The results are estimates, not tax or financial advice.