Decision pack
Lyon 6e: Foch / Tête d'Or
Share the bank pack and offer language, not the full brief.
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.
Bank pack
What a lender can scan in 20 seconds. Not a credit opinion.
Monthly cashflow
-€109
Ask
€380,000
Sourced median
€358,491
Gap
+6.0%
Financing
Mortgage 80%
Combined stress
Stress: breaks
Gross yield
5.8%
Price-to-rent
17.1x
Net yield
5.3%
Levered cashflow
-€109
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.
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
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
| Optimistic | Base | Pessimistic | |
|---|---|---|---|
| Net yield | 5.3% | 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 used | 0.0 mo/yr | 0.8 mo/yr | 2.8 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.
For informational purposes only. Not financial, tax, or investment advice. Yields are calculated from your inputs. Market comps use official DVF data when available; otherwise figures based on your inputs only. Always verify with licensed professionals before any decision.