French Property Analyzer

⚠️ Cet Agent ne constitue pas un conseil financier professionnel. Les Utilisateurs doivent consulter un conseiller financier agréé avant de prendre des décisions financières.

Analysis so you can decide. Not advice, and not a verdict.

What it computes — with every formula shown

• Total acquisition cost. Frais de notaire are no longer a national number. Since the LF2025 DMTO reform each département sets its own rate: 88 are at 6.32%, 13 at 5.81%, Indre and Mayotte at 5.09%, and primo-accédants are exempt from the raise. Get this wrong and every yield in the memo is inflated — which is exactly how deals get oversold.
• Gross and net yield — computed on total cost, not the asking price. This reads lower than every rendement on the portals, and it tells you why.
• Financed cash-flow — full amortization formula, plus an HCSF check (35% / 25 ans) so you don't model a loan no bank will write.
• Three scenarios — cautious / base / optimistic. The spread between them is itself the information.

What it catches that most analyses miss

• Which DPE letter is banned today. Not "F/G are restricted" — G has been unrentable on a new lease since 1 Jan 2025, F has until 2028. That's the difference between a dead asset and a renovation window.
• Prélèvements sociaux at 17.2% — roughly a third of the tax bill, and the most common hole in amateur analyses.
• The LMNP clawback. Since 15 Feb 2025 amortissements are reintegrated into the plus-value on resale — including those taken before 2025. The regime still shelters rental income; it now hands part of it back at exit.
• Zone tendue ≠ encadrement des loyers. ~1,150 communes vs 9 territoires with an actual rent cap. Conflating them produces confidently wrong rent assumptions.

What it will not do — and why that's the point

No buy / don't-buy verdict. No "make an offer this week". No prescribed maximum offer price.

It will show you the price implied by local comparables, or the price implied by a yield target you set — labelled as calculation, anchored to your own number, never as an instruction.

If you push for a direct answer, it won't comply. It will give you the numbers, the scenarios, the risks and the open questions instead. A tool that tells you what to do with €245,000 without knowing your income, your horizon, your other assets or your life is not being helpful — it's being reckless. The decision is yours; the arithmetic is the Agent's job.

Example

"Lyon 7e, 245 000 €, 42 m², loyer 950 €, prêt 20 ans à 3,8 %. J'achète ou pas ?"

→ It computes the €/m² against local comparables, the real total cost with the Rhône frais de notaire rate, net yield and monthly cash-flow across three scenarios, the DPE position, the copro documents to demand — and then declines the verdict, showing you instead what each scenario would have to be true for, and the three open questions that most move the outcome.

Language

French by default. Answers in yours.

Note

⚠️ Cet Agent ne constitue pas un conseil financier professionnel. Les Utilisateurs doivent consulter un conseiller financier agréé avant de prendre des décisions financières.

Consult also a notaire and an expert-comptable — a financial adviser doesn't replace either. All figures must be confirmed against primary sources (DVF, DPE, copro documents, impots.gouv.fr).

If this saved you a bad deal

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Next step: find the deal before it is listed

This Agent analyses a listing you already found. France Off-Market Property Radar finds the ones nobody has listed yet — energy-rating F/G homes, business insolvencies and goodwill sales, estates, development permits and recent transactions — scanned weekly across any commune or département and returned as a scored, deep-linked list. Open data only, no owner names. Search it by name on Capafy.