Can just afford a studio and again not in Paris even

The question is not in the same manner according to what one has in view. Is it to obtain additional income To live there himself later or to accommodate his children To soften his tax For many investors, it is clear that the answer is especially tax. "It is before any technical, explains Jean-Philippe Ruggieri, from Nexity.". If the amount of tax to be a girl, just multiplied by the number of years during which it will lease housing, knowing that with the Scellier device, this duration will not be less than 9 years and that it will allow to deduct 25 of the amount of the investment.

Specifically, if the investor pay 2,500 euros in tax, need défiscalise 22,500 euros (2.500 euros x 9 years), amount should represent 25 of the investment. In this example, it logically invest 90,000 to 100,000 euros to optimize tax, i.e. tax reduction to nil. The logic is therefore purely fiscal. For this price, however, failed to consider the purchase of a family's apartment. Can just afford a studio, and again, not in Paris even. On the other hand, "in the Paris suburbs, or in a large provincial town it is quite feasible, accurate Jean-Philippe Ruggieri." "In this slice of budget, is also interested in small surfaces available in student residences which have a particularly interesting fiscal framework".

Scellier LMNP, the investor can, not only deduct 25 of the amount of its investment over 9 years, but also obtain a refund of the VAT. It remains however on a small surface. A solution that will enable where appropriate to accommodate a student child. If it is detached from the tax home, can benefit from the Scellier device.

In addition to taxation, the purchase of a small housing generally offers more attractive than a large area even if performance in Scellier, rent ceilings are imposed. Thus to Lyon, Marseille or Toulouse (zone B1), the maximum rent is established at 15.05 EUR m2/month, tariff readily available for a small area well placed in the downtown or near a University for example, but more difficult to achieve for a family apartment renting around 9-11 EUR/m2/month in major cities. A two-piece, the investor will have a budget in the order of 150,000 to 160,000 euros and pay at least 4,000 to 5,000 euros in tax in order to optimize the tax benefit.

Rest of the disadvantages of size for small surfaces: the frequent turnover of occupants, the vacancy and the degradation that go hand in hand. On the resale value is not guaranteed. As the storm surges are not uncommon. "In the nine, some professionals pass through networks of marketing who did not hesitate to inflate the price of 25 ", explains Gille Bollard of Constructa.

Taxation is not all

Disadvantages are found on the market of large surfaces. Side rental, however, the occupants are often more stable. Still opt for a large surface area does not always optimize the taxation of the Scellier device, even if the base of the tax reduction amounts to 300,000 euros.

With a budget of 250,000 euros, the equivalent of a three-parts in Puteaux, a four-pieces at Villeneuve-le-Roi, a house in Créteil or province, the investor clears 7,000 euros in tax per year. "Home is attention by investors because the resale is better and worries of ownership do not exist, says Jean-Philippe Ruggieri." The investor is all the more interested may not invest in two studios in Scellier, 300,000 euros of investment ceiling is not splittable.

But, says Gilles Bollard Constructa, "real estate is not a financial product, it is property of use and it seems inconsistent to everything based on taxation, as it involves housing areas are now terribly reduced to optimize tax." "Result, it sees flourish of the three - parts of 52 m2, products which may be unsaleable and difficult to sell rental".

Indeed, why format 300.000 euros investment "This is not because the price on which the reduction is calculated is capped at 300,000 euros that the device does not apply for a housing of a higher value." "Certainly, the tax reduction may not exceed 75,000 euros (300,000 euros: 25) for the classic version of the Scellier and 111.000 euros (300,000 euros: 37) for the intermediate version", said Gilles Bollard, but ultimately, the investor will have a heritage that will be of value and that can be use for his own use or resale in good conditions. A housing that can also offer a regular rental income for 9 to 15 years.