Three tracks to buy rental property

There are many ways of building a heritage in the stone. No one is better than another, but certain investments are more suitable to your profile and your goals than others.

You're tempted by an investment in the rental property ? Here are a few tips for success.

1. Buy in the old one to renovate

today, the square metre of parisian pulls in more than 10 000€ for a small area, and ranges from 3 000 to 8 000€/m2 in the large metropolis of province. To pay less : invest in a well in poor condition to be renovated. The price will be lower, of 10% to 50% depending on the state, and you'll be able to create works which facilitate the rental (neutral décor, installation of a fully equipped kitchen, heating performance,...). Main interest : thanks to the tax regime of the land is real, these work are deductible, as are other expenses related to the property (loan interest, insurance, management fees,...).

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If these expenses are greater than the rents from the housing, you will notice a deficit, carried forward to the income property of your other units. The device of the deficit land, so that you can decrease your tax burden, which is useful if you are the head of a heritage rental important. If this is not the case, the deficit (excluding loan interest) is due on your global income in the year of the work, in the amount of 10 700€. Beyond this limit, the balance remains deductible from your property income, for ten years. Additional benefit : the tax savings thanks to the device does not fall within the overall ceiling for tax shelters up to€ 10,000.

. Who is it for ? The particular heavily taxed, donors who already have an income property, those who want to invest in the town centre (where the new is very rare).

. Return

2 to 6% depending on the city.

. Points of vigilance

The quality of the works, their funding and the time required for their implementation.

Practice >> Learn more about investing in REITS in partnership with Corum

2. Invest in the nine

If you are looking for an operation "turnkey", opt for the purchase of a new apartment to rent under the scheme défiscalisant Pinel. The latter offers a tax reduction of 12, 18, or 21% of the price of housing, depending on the duration of the lease (respectively for 6, 9 or 12 years). Attention, your tenants must meet limits of resources, you must respect the ceilings of rents, which vary depending on the geographical area, and the tax advantage does not apply beyond 5 500€/m2 and€ 300,000. These limits result in constraints : in some cities, such as Paris, the tax benefit obtained from a transaction in Pinel does not compensate for the financial loss due to the capping of rents. Another pitfall : programs new are rarely in the central districts sought after, you need to be careful on the rental potential of the sector before investing. Finally, the tax advantage Pinel between the ceiling niches of€ 10 000. If you already have reduction (employment of a person at home...), you will not necessarily interest you to embark on this type of operation.

. Who is it for ? The primo for investors looking for an operation key in hand, those who do not want to manage the work.

. Return

2% to 4% depending on the city.

. Point-of-vigilance

the purchase price of The nine, on average, 20 to 25% more expensive than the old one, if you surpayez, you risk the loss of value at resale ten years later.

Practice >> Learn more about investing in REITS in partnership with Corum

3. Do you diversify to homes services

Rather than investing in a new building leased under the classical scheme, you can buy an apartment in a residence managed by a professional. All owners sign a commercial lease, nine years minimum, with a professional, to ensure that the estate management and service management. It then pays each one his share of the rent, which depends on the filling of the residence. There are different types, each of which is intended to be a typology of tenants. Thus, it is possible to invest in a Ehpad (Establishment of accommodation for dependent elderly people) in a residence of tourism, senior, for business men or students.

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Good to know : the rents collected are considered as BIC (Industrial and Commercial Profits) and benefit from a higher tax soft. If you earn less than 70 000€ of BIC/year, the tax system microBIC applies to and can benefit from a 50% reduction. Beyond this ceiling, or on your hand, the regime allows real-deduct from your BIC all of your rental expenses and a proportionate share of depreciation and amortization of property and furniture. Overall, the average profitability of these buildings oscillates between 3.5 and 6% gross.

. Who is it for ? individuals who have already invested and are looking to diversify their wealth stone and to obtain regular income.

. Rendement

3% to 6% depending on the type of residence.

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. Point-of-vigilance

The quality of the manager, because if he provides bad service, the residence will not be fulfilling, the profitability will decline and the well will be difficult to resell. The commercial lease, which must be cared for to avoid hassles.