Renegotiate
Lyon 6e: Foch / Tête d'Or
- Gap vs median
- +6%
- Net yield
- 5.3%
- Monthly cashflow
- +€1,670
- Combined stress
- Stress: breaks
Free tools and a sourced city watch. Optional Pro briefs.
AI-powered investment briefs for every property deal.
Start free: yield and mortgage calculators, plus a weekly city watch from official pages. When you want the full brief, submit a deal: calculated yields, DVF price vs median when the address geocodes, three operating cases, named stress tests, a decision pack, and offer language.
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.
✓ Price vs sourced median · ✓ Compare 2-5 deals · ✓ Stress tests · ✓ Decision pack · ✓ Offer language
AI Dashboard
Investoria · Investment brief · Lyon 6e · €380,000
You pay
At DVF median
ANALYSIS SUMMARY
Gap vs DVF median · Renegotiate amount when above median · Stress: rent −10%, rate +2 pp, vacancy, works
Time saved
~4h
per deal
Clarity
Sourced figures
gap, median, risks
Compare
2-5 deals
yield, gap, stress
2Free calculators
44City watch cities
6Languages
1 clickTo cancel Pro
Decision desk
See which deal wins before you write an offer.
Price vs sourced median, three operating cases, named stress tests, a 2-to-5 compare, and a book-wide rate shock. Same screen as the dashboard.
How we cite a median
Source, n, license, last sale date. Or we say unavailable.
- Source
- Demo sample
- License
- n/a
- Sample
- n=22
- Sales through
- 2024-12
Desk figures are illustrative. Live France briefs use DVF (Licence Ouverte / Etalab) when the address geocodes. We never invent a median.
Winner on this screen
Marseille: Vieux-Port leads on 2 of 4 scored metrics.
Overpriced
Paris 11e: Voltaire
- Gap vs median
- +14%
- Net yield
- 4.6%
- Monthly cashflow
- +€1,850
- Combined stress
- Stress: breaks
Below median
Marseille: Vieux-Port
- Gap vs median
- -8%
- Net yield
- 5.0%
- Monthly cashflow
- +€890
- Combined stress
- Stress: survives
The whole book vs +2 pp
Not one deal. The desk asks which financed properties break if rates jump two points.
If rates rise +2 pp
The same named shock on every financed brief. Cash deals are skipped. Survives if levered cashflow stays non-negative.
3 of 4 financed briefs break
- Book cashflow now
- €429
- Book cashflow at +2 pp
- -€927
- Lyon 6e: Foch / Tête d'OrLevered cashflow: -€438Breaks (cashflow < 0)
- Paris 11e: VoltaireLevered cashflow: -€885Breaks (cashflow < 0)
- Marseille: Vieux-PortCash / no rate
- Bordeaux: ChartronsLevered cashflow: -€707Breaks (cashflow < 0)
- Lyon 2e: Confluence (STR)Levered cashflow: €213Survives
Demo figures for the UI. Live France briefs use DVF / INSEE when the address geocodes.
On every brief
The decision tools, not a spreadsheet dump.
Price vs sourced median
Gap vs DVF median when the address geocodes, price at median, sample confidence, and a calculated renegotiate amount if you sit above.
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.
Named stress tests
Rent −10%, rate +2 pp, vacancy +6 months, works +15% on price, then all at once. Survives if levered monthly cashflow stays non-negative.
Compare 2 to 5 deals
Yield, cashflow, market gap, and combined stress on one screen. A winner for this screen, not a buy order.
Decision pack
Share the bank pack, not the full brief. Printable, with the gap, cases, and stress line.
After-brief checklist
Documents to request, what to check on the visit, and questions for the agent or notary. The brief is a screen, not due diligence.
Offer language from the gap
Four lines for the agent, with a suggested price only when DVF shows you above the sourced median. No invented cut.
Prefill from a listing URL
Paste Leboncoin, SeLoger, or any listing page. We read public title and price tags only, then you check the form.
Portfolio shock
Apply rate +2 pp to every financed brief at once. See which properties break, and what the book cashflow becomes.
Simple Process
From deal details to investment brief. In three steps.
Submit your deal
Open your dashboard and submit the property details: location, price, size, rental income, charges, financing terms. No complex spreadsheet.
Submit from dashboard
AI analyses everything
We calculate gross, net, and net-net yield, cash flow, and payback from your inputs. For France we attach official DVF sales comps, INSEE vacancy, and Carte des loyers references when available. AI adds qualitative risk and a factual analysis summary only. No invented market numbers.
AI-powered analysis
Receive your investment brief
Your brief lands in the dashboard with shareable link, printable view, named stress tests, a decision pack, and a post-brief checklist. Compare 2 to 5 deals on one screen. Unlimited on Pro.
Dashboard · compare · decision pack
Complete Analysis
What's in every investment brief.
A complete, professional analysis. Not a spreadsheet. Not a template. A real investment brief.
Yield Analysis
Gross & Net Yield
Gross yield, net yield, and net-net yield after all charges. When the address is in France and DVF data is available, we also show a clear gap vs the local DVF median (above, below, or at market). Outside France, or if DVF is unavailable, yields stay based on your inputs only.
Cash Flow
Monthly Cash Flow Projection
Monthly income, mortgage, charges, vacancy. Then three operating cases (optimistic, base, pessimistic) and named stress tests: rent −10%, rate +2 pp, vacancy +6 months, works +15%, then all at once.
Long-term
10-Year Projection (Editable Assumptions)
Cumulative rental income, payback, and a 10-year projection based on editable growth assumptions (defaults are product settings, not market forecasts). Optionally seed value growth from the past DVF median trend when available, clearly labeled as an extrapolation of past sales.
Risk Assessment
Risk Factors Identified
Renovation costs, rate sensitivity, vacancy risk, market saturation, legal risks, structural issues. Every red flag flagged before you sign.
Market Intelligence
Official French sources when available
France: DVF comparable sales (DGFiP / Etalab), INSEE vacancy, Carte des loyers (ANIL). Outside France: analysis uses your inputs only. Every market figure shows source, date, and sample size.
Analysis summary
Sourced observations, not a verdict
Observed gap vs DVF median when available, price at median, and a calculated renegotiate amount when you sit above the median. Compare 2 to 5 deals and share a decision pack. No buy / hold / avoid instruction.
The Cost of Manual Analysis
Every deal you analyse manually is an hour you don't spend investing.
Real estate investors lose 3 to 5 hours per deal on work that dedicated tooling can streamline end-to-end.
Manual analysis takes hours you don't have.
Yield calculations, cash flow projections, market comparisons, risk assessment. Each deal takes 3 to 5 hours to analyse properly. Most investors skip steps. Some make expensive mistakes.
Manual work: often several hours per deal. Investoria: structured brief in minutes.
You miss deals while you're still analysing the last one.
Good deals move fast. By the time you've finished your spreadsheet, someone else has made an offer. Investoria gives you a complete brief instantly, so you can decide fast and move faster.
Prime listings can go under offer within days. Don't lose time on formatting.
One bad deal costs more than years of subscriptions.
A property with weak net yield in a soft market can destroy returns over a decade. A thorough investment brief flags the risks before you sign, not after.
One avoided mistake can save tens of thousands. Investoria Pro: €49/month.
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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.
Free tool
Yield calculator
Estimate gross yield, net yield, and monthly cashflow in seconds. Enter your email to unlock your results.
Preview: gross yield around 5.8%, enter your email to see the full breakdown.
Free tool
Mortgage calculator
Deposit, rate, term, monthly payment, notary and guarantee. The numbers update as you type. Not a credit offer.
Your credit snapshot
Total per month
€1,825
Loan repayment
€1,740
Insurance
€85
Amount borrowed
€300,000
Loan-to-value
79%
Interest over the term
€117,571
Fees at signing
€34,500
Cash to bring
€114,500
- Notary / transfer: €30,400
- Guarantee: €3,600
- Application fee: €500
Cash to bring is your deposit plus €34,500 of fees. The loan covers the price minus the deposit only.
Average housing-loan rates (France)
Banque de France publishes average new housing-loan rates to households, including the fixed-rate series. There is no official resident vs non-resident split. The lender sets your rate.
Open Banque de France statisticsWe do not copy a rate into this page. Stat info updates monthly. Not a credit offer.
Other costs to plan
The calculator does not invent these. Put a real quote next to each line before you sign.
- Home insurance and, if needed, landlord insurance
- Property tax (taxe foncière) from year one
- Co-ownership charges and any voted works
- Agency fees if the buyer pays them
- Works, diagnostics, and a vacancy buffer if you let
- A +1 to +2 pp rate buffer, same idea as the stress tests in a brief
Illustrative amortization only. Not a credit offer, not tax or investment advice. The lender sets the real rate, insurance, and fees.
Run this deal in a full brief →Need a broker or insurer?
Partner links. We may earn a fee. Not a credit offer and not advice.
Ask us
Mortgage intro
A broker or bank partner when you want a real quote next to this calculator.
Ask us for a partnerAsk us
Borrower insurance
Insurance is often priced per profile. Ask for a quote, do not use the default % as a promise.
Ask us for a partnerAsk us
Works / renovation
A partner works desk when you want a quote. Not a works estimate from this page.
Ask us for a partnerFree city watch
What is moving in your city
Pick a city in France, Germany, the UK, Italy, Spain, Poland, or Portugal. We email a weekly digest: DVF snapshot for French cities when the file answers, plus official planning and law pages. Confirm the email. Unsubscribe anytime.
All cities
United Kingdom
Sample Output
What an Investoria brief looks like.
Professional. Structured. Ready to share.
Investor Results
What our subscribers analysed.
I still do my own checks, but Investoria gives me a clean first pass in 10 minutes. It’s become my default before calling an agent or banker.
The brief highlighted two costs I had under-estimated, renovation and vacancy. It did not magically make the deal good, but it helped me renegotiate with numbers.
We review briefs together in the dashboard. Same structure every time, so we compare deals without rebuilding spreadsheets.
Simple Pricing
Start free. Upgrade when you need more.
Calculators and city watch stay free. Your first brief includes stress tests, a decision pack, and offer language. Optional Pro is unlimited briefs so you can compare 2 to 5 deals.
Free
€0
One full AI brief to test the workflow.
- Yield and mortgage calculators, no email wall on credit
- Weekly city watch after you confirm your email
- 1 AI investment brief (30-day window)
- On that brief: named stress tests, decision pack, and offer language
- Ready in your dashboard: shareable link and printable view
Pro
Investoria Pro
€49/month
Cancel anytime. No notice, no questions asked.
- Unlimited investment briefs
- Complete yield analysis (gross, net, net-net)
- Monthly cash flow projection
- 10-year financial projection
- Risk assessment and red flags
- Local market intelligence with official DVF comps (France)
- Factual analysis summary (gap, median, renegotiate amount)
- Unlimited briefs so you can compare 2-5 deals
- 6 languages available
- Submit deals from your dashboard
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.
After checkout, sign in and submit deals from your dashboard. Unlimited analyses included.
Pro Annual
€490/year
2 months free vs monthly billing.
Club / CGP
€99/month
Internal analysis tool for investment clubs and wealth managers. Prepare your work with Investoria; your advice to clients remains under your professional responsibility.
Contact usCompare the alternatives
Real estate consultant: €500-2,000/deal. Spreadsheet: 4+ hours/deal. Investoria: €49/month. Unlimited.
FAQ
Common questions.
Pick a city in France, Germany, the UK, Italy, Spain, Poland, or Portugal (44 cities). We send a weekly email with a DVF snapshot for French cities when the file answers, plus official planning and law pages we already listed. Confirm the first email. Unsubscribe in one click. We do not invent project news or prices.
Sign in to your dashboard and submit a deal with the online form there, we never email you a submission form. Your first brief includes named stress tests, a decision pack, and offer language. Comparing 2 to 5 deals needs several briefs, so that is a Pro workflow.
Yes. €49/month gives you unlimited investment briefs. Submit as many deals as you need. One a day, ten a day. No extra charge per analysis.
Any residential or commercial real estate: apartments, houses, commercial spaces, mixed-use buildings, short-term rental properties. If it has a price and rental income, Investoria can analyse it.
France is fully covered for official market context: DVF sales comps, INSEE vacancy, and Carte des loyers rent indicators when the address geocodes. Other countries: the brief is based on the deal inputs you provide, with market figures marked unavailable rather than invented.
No. Investoria provides analysis for informational purposes only. It does not constitute financial, tax, or investment advice. Always conduct your own due diligence and consult qualified professionals before investing.
Yes. One click from your account settings. No notice period. No questions asked. Your subscription stops at the end of the current billing period.
Stop guessing. Start analysing.
Free calculators and city watch. Optional Pro for unlimited briefs. Cancel whenever you want.
Sign inFor 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.
✓ Unlimited · ✓ Compare 2-5 · ✓ Stress tests · ✓ Decision pack · ✓ Offer language · ✓ Cancel anytime