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Lyon 6e: Foch / Tête d'Or

06/10/2026, 10:53:34

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Investment brief

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AI qualitative take

Four layers: calculated yields from your inputs, sourced official market data (France), explicit projection assumptions, AI qualitative analysis.

Asking €380,000 (~€5,846/m² for 65 m²). Gap vs local comps pattern: ask sits in the lower half of recent peer €/m² bands when comps are available.

Gross yield

5.8%

Price-to-rent

17.1x

Net yield

5.3%

Monthly cashflow

€1,670

Payback

19.0 yrs

Sourced market context

Official data

Demo sample figures for the UI. Not a live DVF or INSEE extract.

DVF median sale price

€4,979/m²

Transactions (n)

22

DVF median change (available years)

n/a

Gap vs DVF median

+6%

Price at DVF median (calc.)

€358,491

INSEE vacancy

6.4% (INSEE)

Carte des loyers reference

25.70 €/m²/mo · gap 0%

Derived gross yield (DVF sale / ANIL asking rent)

6.2%

Derived price-to-rent (DVF sale / ANIL asking rent)

16.1x

Source: Demo sample. Licence Ouverte / Etalab attribution where applicable.

Your price vs the market median

The height gap is the brand: how far your asking price sits from the DVF median for similar sales.

Above the sourced median. A calculated reference at median is €358,491. Gap to close: €21,509.

You pay

€380,000

At DVF median

€358,491

Gap

+6%

Sample confidence

High (n ≥ 20) · n=22

Offer language

Four lines you can send the agent. Sourced DVF gap only. Not a commitment.

Offer on Lyon 6e: Foch / Tête d'Or: €358,491 vs ask €380,000

Hello, I reviewed Lyon 6e: Foch / Tête d'Or listed at €380,000.

Sourced DVF median for similar sales is about €358,491 (gap +6.0%, n=22).

I can offer €358,491, subject to visit and documents. That is about €21,509 below the ask.

I can send the one-page decision pack. This is not a commitment.

Gross yield lies: three operating cases

Optimistic ignores vacancy. Base uses INSEE vacancy when available. Pessimistic cuts rent 10%, lifts charges 20%, adds vacancy, and +1 pp on the rate if financed.

INSEE vacancy mapped to months: 0.8 mo/yr

OptimisticBasePessimistic
Net yield5.3%5.3%4.6%
Net-net-0.3%-0.7%-2.8%
Monthly cashflow (levered)-€109-€109-€491
After 30% illustrative tax (30%)€1,169€1,086€745
Vacancy used0.0 mo/yr0.8 mo/yr2.8 mo/yr

The 30% line is a labeled haircut on unlevered net after vacancy. Not tax, IR, or LMNP advice.

Does this deal survive a bad year?

Four named shocks, then all at once: rent −10%, rate +2 pp, +6 months vacancy, works +15% on price.

  • Rent −10%Levered cashflow: -€294Breaks (cashflow < 0)
  • Rate +2 ppLevered cashflow: -€438Breaks (cashflow < 0)
  • Vacancy +6 monthsLevered cashflow: -€109Breaks (cashflow < 0)
  • Works +15% on priceLevered cashflow: -€376Breaks (cashflow < 0)
  • All shocks togetherLevered cashflow: -€940Breaks (cashflow < 0)

The combined shock turns levered cashflow negative. Reprice or pass.

After the brief: what to do next

The brief is a screen, not due diligence. Tick what you still need before an offer.

Documents to request

On the visit

Questions for the agent / notary

Yield analysis

Calculated from your inputs (deterministic)

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

Qualitative AI assessment (not a market measurement)

Qualitative location assessment (no numeric score) 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 listings pattern): 42 avg Ask vs recent peer €/m² band (descriptive): ask sits in the lower half of recent peer sales when comps are available; not an offer instruction 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

Qualitative AI assessment (not a market measurement)

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

Qualitative AI assessment (not a market measurement)

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

Qualitative AI assessment (not a market measurement)

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

Analysis summary

Asking €380,000 (~€5,846/m² for 65 m²). Gap vs local comps pattern: ask sits in the lower half of recent peer €/m² bands when comps are available. Illustrative price at a size-matched median near €5,550/m²: about €360,750 (median × surface; calculated reference, not an offer instruction). Identified risks: renovation ~€22k; rate sensitivity; pending façade vote; liquidity in downturn.

Disclaimer

AI-generated analysis for informational purposes only. Not financial or investment advice.

Deal details

LocationLyon 6e: Foch / Tête d'Or
Purchase price€380,000
Size72 m²
Monthly rent€1850/mo
Monthly charges€180/mo
Financingm80
Brief languageFR