Of the thousands of housing followed by its rental management platform Monsieur Hugo, Bruno Cantegrel observes an almost unanimous reflex. THE lessors have understood that location determines rent, vacancy and profitability. They work on it, compare it, simulate it. The second question, that of the mode of detention, however, remains largely underestimated and almost always arrives too late, once the act has been signed. “All landlords look at the location, it’s become standard practice. The second question, buying in your own name or in a company, they ask themselves afterwards, and it’s already too late. It’s like taking out insurance once you’ve had an accident.” explains Bruno Cantegrel, founder of Monsieur Hugo.
The numbers give the measure of what is at stake. On a typical transaction, a property 214,000 euros financed by a loan of 190,000 euros over twenty-five years, the platform compared the plans. In LMNP in reality, the tax bill disappears for sixteen years, while a company with corporate tax reduces the burden by 83% over time.
Conversely, bare rental in micro-property, reputed to be the simplest, concentrates the maximum tax. “The mistake that costs the most is renting naked from the micro-property broker. Over twenty-five years, we are at 128,000 euros in tax, compared to 22,000 euros in SCI to corporate tax. Almost a ratio of one to six, and many never do a simulation.” deciphers the expert.
Each project has its own structure
How can we explain such a difference on the same real estate brick? The answer is often simple, by default, many have chosen the easy way out, without having quantified the alternatives. Bare rental, however, is regaining its appeal with the device Jeanbrunentered into force on February 21, 2026. For the first time, a bare rented property held in one’s own name can be depreciated at 3 to 5.5% per year, in return for capped rents and a nine-year rental commitment.
SARL or SCI?
The first reflex is not to choose a legal envelope, but to clarify its objective and its partners. There Family SARL is aimed at those who invest between relatives and aim for furnished rentals under the LMNP regime. Depreciation greatly reduces rental taxation, with liability limited to contributions. Its counterpart is the obligatory family link between partners and more regulated accounting. Bare rental, a civil activity, remains incompatible with income tax. “The family SARL means almost zero tax for fifteen to twenty years thanks to deductible depreciation. This is the strong argument for those who want to rent furnished accommodation as a family.” enthuses Bruno Cantegrel.
Taxation according to the tax system. Source: Monsieur Hugo rental profitability simulator
© DR Monsieur Hugo, Bruno Cantegrel
Taxation according to the tax system. Source: Monsieur Hugo rental profitability simulator
© DR Monsieur Hugo, Bruno Cantegrel
There real estate civil society responds to another logic, that of management and transmission. It organizes the succession, avoids joint ownership and allows investing with partners outside the family. Its activity must remain civil, because furnished rental quickly turns society into corporate tax. A company does not, however, automatically result in this taxation, as SCI and family SARL can opt for income or corporate tax. This is where many go wrong. “Many people set up an SCI or SARL because it looks good at dinner parties. The problem is that the SCI which sells furnished accommodation switches to corporate tax automatically, over the entire fiscal year, and the tax rate increases.”. The calculation has become even more complicated since the finance law for 2025, which now reintegrates the depreciation of furnished accommodation into the calculation of the capital gain on resale. All the more reason to arbitrate in advance. Before any acquisition, three questions decide the case.
Where to buy, with whom, and for what purpose.
Based on the answers you provide to these questions, and not on the location alone, the net profitability of a rental investment will be built. “I put the location on the same level as the objective and the associates. Where to buy, with whom, and why. These are the three questions to ask yourself before signing. You can’t do this alone, unless you’re a tax expert.”.
This article is for informational purposes and does not constitute investment or tax advice. The amounts quoted come from the rental profitability simulator developed by Mr. Hugo, available free of charge. downloadable here. Results depend on each personal situation. Any asset decision should be validated with a wealth management advisor or an accountant.
