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L'immobilier est-il encore un bon investissement ?

Paris_06_-_72_rue_de_Rennes

En dépit de l’instauration de  l’impôt sur la fortune Immobilière (IFI) et la « flat tax »,

L’investissement locatif reste toujours rentable

Le nouveau Projet de Loi de Finances fait désormais peser l’intégralité  de l’ISF sur l’immobilier et introduit une taxe unique à 30 % sur les plus-values et revenus d’actifs financiers et ce, dans le but souhaité d’orienter  l’investissement vers les entreprises créatrices de richesses, alors que l’immobilier ne le serait pas ?!

Fiscalité sur l’immobilier

  • des plus-values immobilières taxées à 36,2 %
    • l’Impôt sur la Fortune Immobilière, dès lors que l’immobilier net dépasse 1,3 M€
    • des revenus fonciers soumis à un taux pouvant atteindre 62,2 %, la tranche marginale de l’impôt sur le revenu et les prélèvements sociaux, qui augmentent.

Au premier abord, la nouvelle fiscalité semble faire fondre tout intérêt à l’investissement immobilier au profit des investissements financiers.  Toutefois, l’examen attentif  de tous les paramètres ne peut que vous convaincre : l’investissement immobilier locatif constitue toujours un secteur intéressant sur lequel investir.

Déductions et abattements fiscaux

La fiscalité immobilière semble confiscatoire. Or, de nombreuses règles et abattements permettent de limiter les dégâts :

  • abattements de détention pour réduire le taux d’imposition ;
  • déduction de charges forfaitaires
  • amortissement de crédit
  • déficit foncier
  • amortissement loueur meublé
  • lois de défiscalisation

Sur 15 ans, la pression fiscale réelle s’est établit à :

  • 10% sur les plus-values immobilières
  • contre 30 % pour les actifs financiers !

 

  • 27% sur les revenus fonciers, IFI inclus,
  • contre 30% pour les actifs financiers après 20 ans de détention.

Comparatif des rentabilités

Il convient de ramener les quelques fortes rentabilités aux fortes volatilités boursières, capables d’annihiler  d’un seul coup 15 ans de rentabilité cumulés. Il suffit pour s’en convaincre d’observer la courbe du CAC40 sur les 15 dernières années.

A titre de comparaison l’Immobilier parisien a progressé 2 fois plus vite que le CAC40 sur 15 ans.

Il existe certes, des cycles de crises dans l’immobilier, mais avec des effets 3 à 6 fois plus faibles que dans la bourse.

  • -10 % en 2006 (6x moins)
    • -10 % en 2008 (3x moins)
    • une érosion lente de 5 % entre 2012 et 2016 (3x moins).

Finalement, le taux de rendement interne de l’immobilier ressort 50 % supérieur à celui d’un placement financier.

L’unique moyen de s’enrichir à coup sûr

L’immobilier est le seul et unique moyen pour des personnes n’ayant pas hérité de fortunes, de s’enrichir. En effet, seul le crédit immobilier permet avec 20% de capital investi, d’acquérir 100% de la valeur de ce bien. C’est ce que l’on appelle l’effet de levier.

Imaginez que vous êtes orphelins, sans possibilité d’héritage ; que vous n’allez jamais gagner le grand prix à l’euro million et que vous êtes salarié avec un revenu de 2.000,00 € par mois; Que vous avez réussi par ailleurs à 35 ans, à mettre de côté la somme de 10.000,00 €. Votre banquier vous accorde un prêt de 120.000,00 € pour acheter votre première résidence principale sur 20 ans, avec une mensualité de 650,00 € par mois pour un coût total de crédit de 147.000,00 € sur 20 ans.

Au bout de 5 ans, votre bien, acheté initialement 120.000,00 €, vaudra 153.153,00 €
Donc au bout de 5 années, si vous vendez votre bien, vous aurez gagné avec une mise de 10.000,00 €, la somme de 5.000,00 €.

Au bout de 10 ans, votre bien, vaudra environ 195.000,00 €. Si vous le vendez, vous avez gagné la somme de 48.000,00 € avec 10.000,00 € de mise. Vous avez multiplié par 5 votre investissement en 10 ans.

Et nous n’avons pas encore parlé de vos revenus locatifs….

L’immobilier locatif a encore de beaux jours devant lui à condition de s’être bien renseigné et bien entouré de professionnels pouvant vous guider.

Chez FWF invest, nous étudierons toutes les possibilités qui s’offrent à vous, du régime fiscal le plus avantageux, au choix de la typologie de bien immobilier qui vous convient le mieux (ancien, neuf, France ou étranger) et nous ne vous laisserons pas vous débrouiller seuls. Nous vous accompagnons dans le financement et la gestion locative de votre bien.

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Fabrice WALD

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