Purpose: to find a rare pearl. To invest in a risk-controlled Pinel system, the investor must focus on a city that is dynamic enough to guarantee high rental demand, but prices remain reasonable to allow for long-term capital gains. Problems identified 6 cities that match this profile. It is better to forget about the hypercenters of large cities and focus on their municipalities on the outskirts or medium-sized cities. All of them are located in zone B1, where the rental ceiling of Pinel is 10.51 euros per m2. “This ceiling covers the weighted surface of the dwelling, including the outbuildings (half of the space) for half of their surface,” recalls Mark Guillermo, a wealth management adviser at Quintésens.
In selected cities, Pinel’s threshold is just below market rents. But this gap, and hence the disadvantage, is growing in the heart of the cities. In addition, programs in Lyon, Bordeaux or Rennes do not allow full exemption from the tax invested, as prices lead to exceeding the required ceilings (property less than 300,000 euros, less than 5,500 euros per year). As for the framework in some of the municipalities of Іle-de-France, in Lille, Lyon, Villeurbanne, and soon in Bordeaux and Montpellier, this does not affect activities, as rents remain higher than in Pinel.
VILNEV-D’ORNON
This is a good compromise: Villeneuve d’Ornon is ideally located south of Bordeaux, close to the Atlantic and Toulouse motorways, and an 18-minute tram ride from Saint-Jean station. In ten years, the town, the center of which is undergoing major restructuring, has become a real transfer market for Bordeaux. At € 4,500 per m2, prices for new buildings remain more affordable than in central Bordeaux (€ 6,000 per m2), good conditions. The 2 and 3 bedroom apartments are the most popular among young couples and families, students prefer Talence, close to the University of Bordeaux, Kedge BS and numerous engineering schools. In addition, the turnover in these premises is more limited than in the studios, which minimizes the free space for rent.
As for the price, the Pinel ceiling of 44 m2 with a balcony of 9 m2 costs 552 euros. “This is 8% less than the free rent, which would be about 600 euros, but this difference is largely offset by tax benefits. Conversely, in the center of Bordeaux, the difference between the market and Pinel is 20%, “said Stefan van Huffel, Managing Director of Net Investissement. Note: Bordeaux must limit the rent for a year. Gradually applied to new rents, this structure will eventually reduce the market, which will still remain above the Pinel threshold. “From this point of view, Bordeaux is not the best solution for investing in rent, neither in the old nor in the new, except to focus on purely inherited investments,” said Stefan van Huffel.
REIMS
Within a 46-minute drive of the TGV from Paris, Reims takes full advantage of the arrival of the residents of Ile-de-France, who need space and greenery after imprisonment. “Two TGV stations, a developed economic center, 30,000 students (Sciences-Po, Neoma Business School, Reims Champagne-Ardenne University): Ingredients needed for the Reims real estate market to continue to grow after growing by 14.5% in two years” , – predicts Kurt Vural, Commercial Director of Se-lexium Group. In new buildings, prices range from about 5,000 euros per meter in the city center, near the station, and from 4,200 to 4,500 euros per meter in the Comedy area, on the banks of the Wesley, very close to the center. Under the Pinel regime, a 2-room apartment with an area of 41 m2 with a balcony of 4 m2 costs 515 euros. The level that corresponds to the market.
“The same property would also be rented for 515 euros near Reims station, but at a higher purchase price, about 220,000 euros, instead of 190,000 euros in the Comedy area,” adds Kurt Vural. Thus, the gross income from the operation varies between 2.80% and 3.25% depending on the selected area. A sign of the city’s dynamism, many investments are planned by the city community, including the transformation of Port Colbert into an eco-district.
BLANAC
The municipalities of Blagnac, Bosel, Cornebarie, Colomie and Saint-Martin-du-Touche are called the “Airbus Triangle”. “This area represents 70,000 jobs,” said Kurt Wural, commercial director of Selexium Group. He benefits from a dense transport network and lower-demand housing, which is good news for homeowners. Moreover, the abolition of the local urban plan in May 2021 in the Toulouse agglomeration slowed down construction. Today in these communes you can find 2 pieces from 200,000 to 220,000 euros, which is at least 50,000 euros less than in Toulouse.
Pinel ceiling for a 2-room apartment with an area of 43 m2 with a balcony of 4 m2 is set at 529 euros, a very real amount, ie a gross profit of 3%. “On the contrary, the rent for the same apartment in the center of Toulouse will also be limited to this amount, while on the market more than 650 euros,” – said Kurt Vural. Other good news: the cities around Blagnac are in demand from investors and buyers for their main residence. This diversity will prevent the influx of real estate for resale in nine years, after the owners’ tax exemption is over.
ANGER
“Significant employment reserve and student city: creating the conditions for strong rental demand in the 300,000-strong Angers agglomeration,” said Marc Guimoua, a wealth management adviser at Quintésens. He is certainly interested in the city center, which costs 4,400 euros per month, as well as the Pont de Se or Trelaise, which range in price from 3,000 to 3,500 euros per year. “These are emerging sectors, which is important because the investor seeks not only to make a profit during the lease period under the Pinel regime, but also a potential increase in capital in the event of future resale,” he added. . The maximum monthly cost of a 2-room apartment of 45 m2 and 5 m2 of balcony is 549 euros, ie a level that is slightly lower than the market, about 580 euros for this area. Gross income from the operation is 3.29% for property purchased for 200 thousand euros.
NANCE
“Nancy was Rennes 15 years ago,” Mark Guimou summed up in Quintésens. Or the prices are still reasonable (3600 euros per month on average in new buildings) and the high demand for rent, especially for 2- and 3-bedroom apartments, thanks to the large population studying in the city (University Hospital Center, ICN Artem , Sciences -Po…). “Pinel’s rent for a 2-room apartment with an area of 46 m2 and a 5 m2 balcony is limited to 530 euros, which is slightly less than the market rent of around 540 euros. The deficit is very low, and the investor is guaranteed a quick lease of his apartment, “- said the adviser. On the purchase side, count at least 180,000 euros for a 2-room apartment. Gross yield is 3.4%, which is a satisfactory level given the lease risk. Later, it will be possible to re-equip the property to rent it out to students to take advantage of the tax benefits of this regime.
CASINO-CALM
Exit from the center of Lyon, where new houses worth less than 300,000 euros are rare and often cost more than 7,000 euros per month. Areas such as Mezieux, Saint-Priest or Venicier have also disappeared, where new programs are mostly bought by investors, which increases the risk of a more delicate exit in the long run: many apartments risk being put up for sale by the end of the period. period of tax relief.
A good compromise is located 6 km west of Lyon, in Tassen-la-Demi-Lun. “There are two-bedroom apartments for € 240,000, or € 6,000 per m2, with a real heritage dimension: quality condominiums are made up of both owners and investors,” explains Marianne Gallion, property manager directly with Pierre by Crystal. . The ceiling according to the Pinel scheme reaches 449 euros for 33 m2 with a balcony of 4.8 m2, ie a gross income of 2.25%. “The city is dynamic, the demand for rent is high. In the case of resale for nine years, the property may be of interest to both investors and buyers for the main place of residence, “adds Marianne Galion.
Agnès Lambert