Yield analysis
Purchase price: €380,000 · Size: 72 m² · €5,278/m²
Gross annual rent: €22,200 (€1,850/mo) · Charges: €180/mo
Gross yield: 5.8% · Net yield: 4.2% · Net-net yield: 3.9%
Monthly cashflow (after charges, before tax): +€340
Mortgage scenario (80% LTV @ 3.6%): monthly payment ~€1,420 · Net cashflow after debt: −€180/mo
Payback period (equity only): 17.4 years
Vacancy assumption: 4% · Management: self-managed
Market assessment
Location score: 8.4/10 (Lyon 6e — Foch / Tête d'Or)
Demand: High owner-occupier + strong rental pool (students, young professionals)
Rental trend: +3.2%/yr (3-yr avg) · Sale price trend: +2.8%/yr
Days on market (comparable): 42 avg · Negotiation room: 3–5%
Local regulation: standard lease, no rent cap in this segment
10-YEAR PROJECTION
Assumptions: rent +2.5%/yr · value +2.0%/yr · charges +1.5%/yr
Year 5 equity (20% down): ~€118k estimated · Year 10: ~€195k
Cumulative cashflow (10 yr, unlevered): ~€41k
IRR estimate (levered, base case): 6.8% · Stress (−10% rent): 4.9%
Risk assessment
① Renovation: kitchen/bath ~€22k (built 1985)
② Rate sensitivity: +1% rate → −€180/mo cashflow
③ Copropriété: pending façade vote (~€8k share possible)
④ Liquidity: good in 6e, but premium segment — longer sale in downturn
Market intelligence
Lyon prime 6e gross yields: 4.8–6.2% · This deal: 5.8% (upper quartile)
Peer comps: 68–75 m² sold €360–395k in last 90 days
Rental comps: €24–28/m²/mo furnished · Unfurnished: €20–23/m²/mo
Strengths
Prime arrondissement · Below-average €/m² vs street comps
Solid gross yield for Lyon 6e · Good transport (Metro B, tram)
Low immediate capex except optional refresh
Recommendation
STRONG BUY — Target negotiation €360,000–365,000 (5–7% below ask).
Prioritize inspection of copropriété minutes and façade works vote.
Disclaimer
AI-generated analysis for informational purposes only. Not financial or investment advice.