Detailed report — T3 in Melun — réel foncier · ID 05
Tax regime:Réel foncier
Unfurnished rental owned by you personally, under the réel foncier regime: you pay income tax and social contributions on the rent minus the real deductible costs (loan interest, charges, works). A loss (déficit foncier) lowers the tax on your other income or is carried forward 10 years. Then the tax on the gain when you sell.
1. Your deal at a glanceSummary
The key figures, at the year you plan to sell. Your inputs are in section 5.
- Cash at purchase1Total investment (day 0)€33,400
- Payments after the purchase2Owner payments after the purchase up to the sale€57,918
- Total cash put in3Cash at purchase + payments after the purchase€91,318
- Tax paid during ownership4Income tax + social contributions − CSG tax back − tax saved on other income (déficit foncier) + flat tax on the rental account’s interest€31,634
- Tax paid at sale5Capital-gain tax (income tax + social contributions + surtax) + tax saving taken back (early sale)€0
- Cash in hand at the end if you sell in year 20 (account + sale), after all taxes6Rental account + sale proceeds after tax€147,499
- Net gain7Cash in hand at the end − total cash put in€56,180
- Return per year (MWRR, after all taxes)8MWRR after sale (money-weighted return), after all taxes3.69%
- Money back year9Breakeven year9
| T3 in Melun — réel foncier · ID 05 | |
|---|---|
| Cash at purchase1Total investment (day 0) | €33,400 |
| Payments after the purchase2Owner payments after the purchase up to the sale | €57,918 |
| Total cash put in3Cash at purchase + payments after the purchase | €91,318 |
| Tax paid during ownership4Income tax + social contributions − CSG tax back − tax saved on other income (déficit foncier) + flat tax on the rental account’s interest | €31,634 |
| Tax paid at sale5Capital-gain tax (income tax + social contributions + surtax) + tax saving taken back (early sale) | €0 |
| Cash in hand at the end if you sell in year 20 (account + sale), after all taxes6Rental account + sale proceeds after tax | €147,499 |
| Net gain7Cash in hand at the end − total cash put in | €56,180 |
| Return per year (MWRR, after all taxes)8MWRR after sale (money-weighted return), after all taxes | 3.69% |
| Money back year9Breakeven year | 9 |
- 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 − tax saved on other income), 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) + the tax saved on other income taken back when the sale comes less than 3 years after a deficit
- 6 Cash in hand at the end if you sell in year 20 (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.
When the cash kept after tax is negative it is drawn below zero: the rent did not cover everything, and the difference came out of your pocket.
A year when a déficit foncier saves tax on your other income (or the deductible-CSG tax back is larger than that year’s tax) has a negative tax: it is drawn below zero too.
In those years the part above zero overshoots the rent line by everything drawn below zero: the negative cash, the negative tax, or the two added together when both are negative the same year.
T3 in Melun — réel foncier · ID 05 — where your rent goes, each year
Year 25 — 35.5% of the rent is yours to keep
- Cash kept after taxCash kept after tax-€3,991
- Capital repaidCapital repaid€9,289
- =Profit per year after tax€5,298
- Income tax + social contributions of the year (net of credits)Income tax + social contributions of the year (net of credits)€4,382
- Home insurance, accountant, bank feesHome insurance, accountant, bank fees€180
- Co-ownership chargesCo-ownership charges€2,702
- Taxe foncièreTaxe foncière€2,027
- Borrower insuranceBorrower insurance€180
- Loan interestLoan interest€169
- Rent of the yearRent of the year€14,938
- 25-year average profit after tax25-year average profit after tax€3,310/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 timeYear 0 = the cash at purchase; then every year’s own amounts; the last bar adds what you get at the end
Each year's net result added up, from the cash at purchase (day one) to what you walk away with at the sale.
T3 in Melun — réel foncier · ID 05
Before any taxBefore income tax, social contributions, the flat tax on the account’s interest and the tax on the gain
T3 in Melun — réel foncier · ID 05 — how the final amount builds up, before any tax (year 20)
Year 20
- 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)-€235
- Equity on day one (price − loan)Equity on day one (price − loan)€5,000
- Loan paid off (equity built)Loan paid off (equity built)€116,513
- Property value increaseProperty value increase€36,331
- Total profitTotal profit€98,288
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)
You pay in years 1 to 20: €26,156 of payments after the purchase in total (€192 a month in year 1). Money out of your pocket in all: down payment €33,400 + payments after the purchase €26,156 = €59,556. In year 20, your share of the property (if you keep it): +€157,844.
After income tax & socialAfter the yearly tax on the rent (income tax + 17.2% social contributions, CSG tax back, tax saved on your other income) and the 31.4% flat tax on the account’s interest
T3 in Melun — réel foncier · ID 05 — how the final amount builds up, after income tax & social (year 20)
Year 20
- 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)-€235
- Income tax + social contributions that year (net of the CSG tax back)Income tax + social contributions that year (net of the CSG tax back)-€3,452
- Equity on day one (price − loan)Equity on day one (price − loan)€5,000
- Loan paid off (equity built)Loan paid off (equity built)€116,513
- Property value increaseProperty value increase€36,331
- Tax saved on your other income that year (property deficit)Tax saved on your other income that year (property deficit)€0
- 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)€0
- Total profitTotal profit€66,526
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)
You pay in years 2 to 20: €57,918 of payments after the purchase in total. Money out of your pocket in all: down payment €33,400 + payments after the purchase €57,918 = €91,318. In the other years, the property pays you €902 a year on average. In year 20, your share of the property (if you keep it): +€157,844.
If you sellSelling the property: rental account + cash from the sale, money back year
T3 in Melun — réel foncier · ID 05 — how the final amount builds up, if you sell (year 20)
Year 20
- 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)-€235
- Income tax + social contributions that year (net of the CSG tax back)Income tax + social contributions that year (net of the CSG tax back)-€3,297
- What the sale leaves after the loan and feesWhat the sale leaves after the loan and fees€147,343
- Tax saved on your other income that year (property deficit)Tax saved on your other income that year (property deficit)€0
- 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)€0
- Total profitTotal profit€56,180
Cash flow year by year, with your down payment (if you sell in year 20)
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
You pay in years 2 to 20: €57,918 of payments after the purchase in total. Money out of your pocket in all: down payment €33,400 + payments after the purchase €57,918 = €91,318. In the other years, the property pays you €902 a year on average. In year 20, sale of the property: +€147,499.
Total cash put in €91,318+Total profit €56,181=Cash in hand at the end if you sell in year 20 (account + sale), after all taxes €147,499
(of which €33,400 at purchase and €57,918 of payments after the purchase)
4. Your wealth over timeBefore any tax / after income tax & social / if you sell (charts)
Three ways of looking at the same property, year by year: before any tax, after the yearly tax on the rent, and what you would actually get if you sold that year.
T3 in Melun — réel foncier · ID 05
You add €57,918 over the years to cover the shortfalls of your rental account (through year 20); it counts in the total cash put in.
Before any taxBefore income tax, social contributions, the flat tax on the account’s interest and the tax on the gain
T3 in Melun — réel foncier · ID 05 — your wealth, before taxes
Year 25
- Your equity (Day-1 equity + loan paid off)Your equity (Day-1 equity + loan paid off)€165,000
- Cash flow before tax (rent − costs − loan payments, cumulative)Cash flow before tax (rent − costs − loan payments, cumulative)-€25,466
- Interest earned (or paid) on your rental account (cumulative, before tax)Interest earned (or paid) on your rental account (cumulative, before tax)€17
- Property value increaseProperty value increase€46,601
- 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)€26,268
- TotalTotal€212,421
- Cash at purchase + payments after the purchaseCash at purchase + payments after the purchase€59,668
- Money backMoney backYear 7
Your equity (Day-1 equity + loan paid off)€121,513Equity = Day-1 Equity + Σ Equity from Loan (the Equity from Loan page shows the loan paid off part)
Your rental account, before tax€0Cash left after the purchase + cash flow + interest + payments after the purchase, no tax
Property value increase€36,331Appreciation
What the property is worth to you (unsold, before tax) — year 20€157,844Equity + value increase + rental account, before any tax
T3 in Melun — réel foncier · ID 05 — yearly return on your cash, before taxes
Yearly return, unsold, before taxSee how it’s calculated →
After income tax & socialAfter the yearly tax on the rent (income tax + 17.2% social contributions, CSG tax back, tax saved on your other income) and the 31.4% flat tax on the account’s interest
T3 in Melun — réel foncier · ID 05 — your wealth, after income tax & social
Year 25
- Your equity (Day-1 equity + loan paid off)Your equity (Day-1 equity + loan paid off)€165,000
- Cash flow before tax (rent − costs − loan payments, cumulative)Cash flow before tax (rent − costs − loan payments, cumulative)-€25,466
- 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)€19
- Property value increaseProperty value increase€46,601
- Tax saved on your other income (property deficit, cumulative)Tax saved on your other income (property deficit, cumulative)€3,210
- Income tax + social contributions on the rent (cumulative, as paid so far)Income tax + social contributions on the rent (cumulative, as paid so far)-€54,992
- 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)€77,229
- TotalTotal€211,601
- Cash at purchase + payments after the purchaseCash at purchase + payments after the purchase€110,629
- Money backMoney backYear 7
What the property is worth to you (unsold, before tax) — year 20€157,844Equity + value increase + rental account, before any tax
Income tax + social, years 1–20€31,625Net of every CSG tax back (the one paid the year after included) and of the tax saved on your other income
Interest not earned on the tax paid, + the flat tax on your interest-€31,625Worth before tax − income tax + social − worth after tax (also nets the CSG tax back due next year and any extra payments after the purchase)
What the property is worth to you after income tax & social — year 20€157,844Equity + value increase + rental account, after income tax & social
Your rental account€0Cash left after the purchase + cash flow + interest after the flat tax + payments after the purchase − income tax and social
Worth before any tax − income tax + social − the interest that tax would have earned = worth after income tax & social.
T3 in Melun — réel foncier · ID 05 — yearly return on your cash, after income tax & social
Yearly return, unsold, after income tax & socialSee how it’s calculated →
If you sellSelling the property: rental account + cash from the sale, money back year
T3 in Melun — réel foncier · ID 05 — 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)€165,000
- Cash flow before tax (rent − costs − loan payments, cumulative)Cash flow before tax (rent − costs − loan payments, cumulative)-€25,466
- 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)€19
- Property value increaseProperty value increase€46,601
- Tax saved on your other income (property deficit, net of what a sale within 3 years pays back)Tax saved on your other income (property deficit, net of what a sale within 3 years pays back)€3,210
- 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)-€54,795
- Sale costs (agency fee + loan payoff costs)Sale costs (agency fee + loan payoff costs)-€10,580
- Tax on the gain when you sellTax on the gain when you sell-€683
- 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)€77,229
- TotalTotal€200,536
- Cash at purchase + payments after the purchaseCash at purchase + payments after the purchase€110,629
- Money backMoney backYear 9
Your rental account at the sale€0The account’s balance at the end of the sale year (negative = what you still owe the lender)
Cash from the sale, after tax€147,499Sale price − agency fee − loan payoff and its fee − tax on the gain + the sale year’s CSG tax back
Cash you end up with if you sell — year 20€147,499Your rental account at the sale + the cash from the sale after tax
Of the cash from the sale after tax, €156 is the CSG tax back for year 20, paid in year 21.
The gain is taxed as a private person’s gain (plus-value des particuliers). Works already deducted from the rent are not added to the price you paid (the flat 15% after 5 years still is). A sale before 31 December of the third year after a deficit set against your other income pays that tax saving back.
For the costs and the works added to the price you paid, the law lets you take a flat amount or the actual amount: the report takes the better one for you.
- Sale price€201,331
- − Agency fee at the sale-€10,067
- = Sale price for the tax€191,265
- Price you paid(given)€152,000
- Purchase costs, flat 7.5%€11,400
- Purchase costs, actual (notary + agency + other)€17,400
- + Purchase costs addedactual amount (> the flat €11,400)€17,400
- Works, flat 15% (held more than 5 years)€22,800
- Works, actual (declared works never deducted from the rent)€0
- + Works addedflat amount (≥ the actual €0)€22,800
- = Price you paid, for the tax1€192,200
- = Gain2-€935
- Full years held20
- Holding allowance, income tax90.00%
- Holding allowance, social contributions24.75%
- Income tax on the gain (19%)3€0
- Social contributions on the gain (17.2%)4€0
- Surtax on large gains€0
- = Tax on the gain€0
- What the sale leaves after the loan and fees5€147,343
- − Tax on the gain€0
- + CSG tax back of the sale year (paid the next year)€156
- = Cash from the sale, after tax6€147,499
| T3 in Melun — réel foncier · ID 05 | |
|---|---|
| Sale price | €201,331 |
| − Agency fee at the sale | -€10,067 |
| = Sale price for the tax | €191,265 |
| Price you paid(given) | €152,000 |
| Purchase costs, flat 7.5% | €11,400 |
| Purchase costs, actual (notary + agency + other) | €17,400 |
| + Purchase costs addedactual amount (> the flat €11,400) | €17,400 |
| Works, flat 15% (held more than 5 years) | €22,800 |
| Works, actual (declared works never deducted from the rent) | €0 |
| + Works addedflat amount (≥ the actual €0) | €22,800 |
| = Price you paid, for the tax1 | €192,200 |
| = Gain2 | -€935 |
| Full years held | 20 |
| Holding allowance, income tax | 90.00% |
| Holding allowance, social contributions | 24.75% |
| Income tax on the gain (19%)3 | €0 |
| Social contributions on the gain (17.2%)4 | €0 |
| Surtax on large gains | €0 |
| = Tax on the gain | €0 |
| What the sale leaves after the loan and fees5 | €147,343 |
| − Tax on the gain | €0 |
| + CSG tax back of the sale year (paid the next year) | €156 |
| = Cash from the sale, after tax6 | €147,499 |
- 1 = Price you paid, for the tax = Price you paid + purchase costs added + works added
- 2 = Gain = Sale price for the tax − price you paid for the tax (the loan payoff fee is not deducted)
- 3 Income tax on the gain (19%) = Gain × (1 − income-tax holding allowance) × 19%
- 4 Social contributions on the gain (17.2%) = Gain × (1 − social holding allowance) × 17.2%
- 5 What the sale leaves after the loan and fees = Sale price − agency fee − loan payoff fee − loan left
- 6 = Cash from the sale, after tax = What the sale leaves − tax on the gain + the sale year’s CSG tax back − any tax saving taken back
Holding allowances. Income tax: 6% a year for years 6 to 21, then 4% in year 22 — fully exempt after 22 years. Social contributions: 1.65% a year for years 6 to 21, 1.60% in year 22, then 9% a year for years 23 to 30 — fully exempt after 30 years. A gain below zero is not taxed.
Tax on the gain when you sellT3 in Melun — réel foncier · ID 05 — yearly return on your cash if you sell that year (after all taxes)
Yearly return if you sell, after every taxSee how it’s calculated →
5. Your inputs and one-off costsEverything you entered, the réel foncier settings, the one-off costs and the loan repayment schedule
Réel foncier settings (unfurnished rental owned by you, the real costs deducted)
- Your income-tax bracketTMI: 0, 11, 30, 41 or 45%30% (default — not entered yet)
- You have other taxable incomea deficit is set against it (up to €10,700 a year)Yes (default — not entered yet)
- Deficit set against other income, yearly cap€10,700
- Carried deficits usable for10 years
- Flat management fee€20
- Social contributions on the rent17.2%
- Deductible CSG (tax back the next year)Yes (6.8%)
- Of the rent: the tenant’s charges / month(given)€70
- Charges recoverable from the tenant / month(given)TEOM + recoverable co-ownership share + utilities: not deductible€70
- Year you plan to sell(given)20
- Purchase costs added at the saleActual: €17,400
- Works added at the saleFlat: €22,800
| T3 in Melun — réel foncier · ID 05 | |
|---|---|
| Your income-tax bracketTMI: 0, 11, 30, 41 or 45% | 30% (default — not entered yet) |
| You have other taxable incomea deficit is set against it (up to €10,700 a year) | Yes (default — not entered yet) |
| Deficit set against other income, yearly cap | €10,700 |
| Carried deficits usable for | 10 years |
| Flat management fee | €20 |
| Social contributions on the rent | 17.2% |
| Deductible CSG (tax back the next year) | Yes (6.8%) |
| Of the rent: the tenant’s charges / month(given) | €70 |
| Charges recoverable from the tenant / month(given)TEOM + recoverable co-ownership share + utilities: not deductible | €70 |
| Year you plan to sell(given) | 20 |
| Purchase costs added at the sale | Actual: €17,400 |
| Works added at the sale | Flat: €22,800 |
The €10,700 cap, the 10 years, the flat €20, the 17.2% and the 6.8% are set by law (2026). Pending your accountant: the CSG tax back, the works deducted in year 1, the default for the recoverable charges and the better-of choices at the sale. The bracket can be changed in the property editor.
Purchase price and costs
- Purchase price(given)€152,000
- Notary fees(given)€11,400
- Agency fee(given)€6,000
- Other purchase costs (estimate)(given)€0
- Renovation works(given)€24,000
- Furniture(given)€0
- Estimated value after works(given)€165,000
- Total purchase cost1Total Cost€193,400
| T3 in Melun — réel foncier · ID 05 | |
|---|---|
| Purchase price(given) | €152,000 |
| Notary fees(given) | €11,400 |
| Agency fee(given) | €6,000 |
| Other purchase costs (estimate)(given) | €0 |
| Renovation works(given) | €24,000 |
| Furniture(given) | €0 |
| Estimated value after works(given) | €165,000 |
| Total purchase cost1Total Cost | €193,400 |
- 1 Total purchase cost = Purchase price + Notary fees + Agency fee + Other purchase costs + Renovation works + Furniture
Monthly costs & income
- Loan insurance per month(given)€15
- Building charges (syndic) per month(given)€140
- Utilities per month(given)€0
- Property tax (taxe foncière) per month(given)€105
- Home insurance per month(given)€13
- Accountant fees per month(given)€0
- Bank fees per month(given)€2
- Rent income per month(given)€950
- Of the rent: the tenant’s charges / month(given)€70
- Months per year without rent (vacancy)(given)1.00
| T3 in Melun — réel foncier · ID 05 | |
|---|---|
| Loan insurance per month(given) | €15 |
| Building charges (syndic) per month(given) | €140 |
| Utilities per month(given) | €0 |
| Property tax (taxe foncière) per month(given) | €105 |
| Home insurance per month(given) | €13 |
| Accountant fees per month(given) | €0 |
| Bank fees per month(given) | €2 |
| Rent income per month(given) | €950 |
| Of the rent: the tenant’s charges / month(given) | €70 |
| Months per year without rent (vacancy)(given) | 1.00 |
Loan
- Loan amount(given)€160,000
- Interest rate(given)3.35%
- Loan term (years)(given)25
| T3 in Melun — réel foncier · ID 05 | |
|---|---|
| Loan amount(given) | €160,000 |
| Interest rate(given) | 3.35% |
| Loan term (years)(given) | 25 |
Growth assumptions (25-year projection)
- Rent growth per year(given)1.50%
- Property tax growth per year(given)2.00%
- Building charges growth per year(given)2.00%
- Property value growth per year(given)1.00%
- Interest rate on your rental account(given)Return on reinvested cash flow / Y (the savings rate on a positive balance)3.00%
- 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%
| T3 in Melun — réel foncier · ID 05 | |
|---|---|
| Rent growth per year(given) | 1.50% |
| Property tax growth per year(given) | 2.00% |
| Building charges growth per year(given) | 2.00% |
| Property value growth per year(given) | 1.00% |
| Interest rate on your rental account(given)Return on reinvested cash flow / Y (the savings rate on a positive balance) | 3.00% |
| 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 not deducted in this model). At 0% you add the cash yourself, 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%
- Year you plan to sell(given)20
| T3 in Melun — réel foncier · ID 05 | |
|---|---|
| Selling agency fee(given) | 5.00% |
| Loan payoff costs (release fee + early-repayment penalty)(given) | 1.00% |
| Year you plan to sell(given) | 20 |
Your costs (year 1) (Cost & Outflow)
- Running costs per month (excl. loan)1Operation Expenses (Total OpEx) — Monthly€260
- All costs per month (incl. loan interest)2Total Expenses — Monthly€716
- All cash out per month (incl. loan repayment)3Total Outgoings — Monthly€1,063
- Running costs per year (excl. loan)4Operation Expenses (Total OpEx) — Annual€3,120
- All costs per year (incl. loan interest)5Total Expenses — Annual€8,596
- All cash out per year (incl. loan repayment)6Total Outgoings — Annual€12,758
| T3 in Melun — réel foncier · ID 05 | |
|---|---|
| Running costs per month (excl. loan)1Operation Expenses (Total OpEx) — Monthly | €260 |
| All costs per month (incl. loan interest)2Total Expenses — Monthly | €716 |
| All cash out per month (incl. loan repayment)3Total Outgoings — Monthly | €1,063 |
| Running costs per year (excl. loan)4Operation Expenses (Total OpEx) — Annual | €3,120 |
| All costs per year (incl. loan interest)5Total Expenses — Annual | €8,596 |
| All cash out per year (incl. loan repayment)6Total Outgoings — Annual | €12,758 |
- 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)
- 2 All costs per month (incl. loan interest) = Loan Interest + Loan Insurance + Condo/Syndic + Utilities + Property Tax + Home Insurance + Accountant Fees + Bank Fees
- 3 All cash out per month (incl. loan repayment) = Total Expenses (Monthly) + Loan Principal (Monthly) — the full monthly cash cost of holding the property
- 4 Running costs per year (excl. loan) = Operation Expenses Monthly × 12
- 5 All costs per year (incl. loan interest) = Total Expenses Monthly × 12
- 6 All cash out per year (incl. loan repayment) = Total Outgoings Monthly × 12
What you paid in (Cash / EQUITY)
- Down payment(given)€9,400
- …of which: your share of the price (price − loan)1…of which: Equity-€8,000
- …of which: purchase fees2…of which: Cost (fees)€17,400
- Cash left in your rental account after the purchase3€0
- Renovation works(given)€24,000
- Furniture(given)€0
- Cash at purchase4TOTAL INVESTMENT€33,400
- Cash at purchase ÷ Total purchase cost5Total Investment ÷ Total Cost17.27%
| T3 in Melun — réel foncier · ID 05 | |
|---|---|
| Down payment(given) | €9,400 |
| …of which: your share of the price (price − loan)1…of which: Equity | -€8,000 |
| …of which: purchase fees2…of which: Cost (fees) | €17,400 |
| Cash left in your rental account after the purchase3 | €0 |
| Renovation works(given) | €24,000 |
| Furniture(given) | €0 |
| Cash at purchase4TOTAL INVESTMENT | €33,400 |
| Cash at purchase ÷ Total purchase cost5Total Investment ÷ Total Cost | 17.27% |
- 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 after the purchase = Down Payment − (Equity + Cost): cash not spent on the property. Still your money: it earns interest in your rental account (§4) and is yours at the sale. If negative, you cover the gap and the account starts at €0
- 4 Cash at purchase = Down payment + works + furniture (+ any shortfall you cover) — the year-0 cash of the return (§1, §4)
- 5 Cash at purchase ÷ Total purchase cost = Cash at purchase ÷ Total purchase cost — how much of the acquisition cost is covered by the cash at purchase vs. financed
Loan details & repayment schedule
T3 in Melun — réel foncier · ID 05
€160,000 at 3.35% over 25 years — monthly payment €788
| Year | Opening balance | Payment (yr) | Interest (yr) | Principal (yr) | Closing balance |
|---|---|---|---|---|---|
| 1 | €160,000 | €9,458 | €5,296 | €4,162 | €155,838 |
| 2 | €155,838 | €9,458 | €5,155 | €4,303 | €151,535 |
| 3 | €151,535 | €9,458 | €5,009 | €4,450 | €147,085 |
| 4 | €147,085 | €9,458 | €4,857 | €4,601 | €142,484 |
| 5 | €142,484 | €9,458 | €4,701 | €4,758 | €137,727 |
| 6 | €137,727 | €9,458 | €4,539 | €4,919 | €132,807 |
| 7 | €132,807 | €9,458 | €4,371 | €5,087 | €127,720 |
| 8 | €127,720 | €9,458 | €4,198 | €5,260 | €122,461 |
| 9 | €122,461 | €9,458 | €4,019 | €5,439 | €117,022 |
| 10 | €117,022 | €9,458 | €3,834 | €5,624 | €111,398 |
| 11 | €111,398 | €9,458 | €3,643 | €5,815 | €105,583 |
| 12 | €105,583 | €9,458 | €3,445 | €6,013 | €99,570 |
| 13 | €99,570 | €9,458 | €3,241 | €6,218 | €93,352 |
| 14 | €93,352 | €9,458 | €3,029 | €6,429 | €86,923 |
| 15 | €86,923 | €9,458 | €2,810 | €6,648 | €80,276 |
| 16 | €80,276 | €9,458 | €2,584 | €6,874 | €73,402 |
| 17 | €73,402 | €9,458 | €2,350 | €7,108 | €66,294 |
| 18 | €66,294 | €9,458 | €2,109 | €7,350 | €58,944 |
| 19 | €58,944 | €9,458 | €1,859 | €7,600 | €51,345 |
| 20 | €51,345 | €9,458 | €1,600 | €7,858 | €43,487 |
| 21 | €43,487 | €9,458 | €1,333 | €8,125 | €35,361 |
| 22 | €35,361 | €9,458 | €1,056 | €8,402 | €26,960 |
| 23 | €26,960 | €9,458 | €771 | €8,688 | €18,272 |
| 24 | €18,272 | €9,458 | €475 | €8,983 | €9,289 |
| 25 | €9,289 | €9,458 | €169 | €9,289 | €0 |
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The results are estimates, not tax or financial advice.