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Retrouvez ici des conseils, des stratégies et des astuces pour bien investir dans l'immobilier.","acheter",true,1,{"metadata":36,"sys":39,"fields":51},{"tags":37,"concepts":38},[],[],{"space":40,"id":42,"type":15,"createdAt":43,"updatedAt":44,"environment":45,"publishedVersion":47,"revision":48,"contentType":49,"locale":28},{"sys":41},{"type":11,"linkType":12,"id":13},"1bPqiMSVAYTrDAduXboxhI","2021-11-09T13:11:31.596Z","2021-12-29T11:26:38.911Z",{"sys":46},{"id":20,"type":11,"linkType":21},22,3,{"sys":50},{"type":11,"linkType":26,"id":27},{"name":52,"description":53,"slug":54,"is_enabled":33,"order":55},"Vendre","Vous êtes propriétaire d'un ou plusieurs biens immobiliers qui sont loués ? 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Passez au bail commercial 3-6-9.","100%","DE CHARGES RÉCUPÉRABLES",{"metadata":153,"sys":156,"fields":164},{"tags":154,"concepts":155},[],[],{"space":157,"id":159,"type":160,"createdAt":161,"updatedAt":161,"environment":162,"publishedVersion":55,"revision":34,"locale":28},{"sys":158},{"type":11,"linkType":12,"id":13},"62BAfa4rTWhnU6Y3aNguFx","Asset","2026-01-22T11:53:17.366Z",{"sys":163},{"id":20,"type":11,"linkType":21},{"title":165,"file":166},"Generated Image January 19, 2026 - 3 08PM",{"url":167,"details":168,"fileName":173,"contentType":174},"\u002F\u002Fimages.ctfassets.net\u002Fu8q7ohrvdh1o\u002F62BAfa4rTWhnU6Y3aNguFx\u002Fcadb4ad5371db357a41113f9756221a2\u002FGenerated_Image_January_19__2026_-_3_08PM.jpeg",{"size":169,"image":170},936418,{"width":171,"height":172},1376,768,"Generated Image January 19, 2026 - 3_08PM.jpeg","image\u002Fjpeg","Voir les locaux commerciaux","https:\u002F\u002Fwww.trackstone.fr\u002Fbiens?types=6&utm_source=blog&utm_medium=banner&utm_campaign=buyer_retail_passive","dark gradient","buyer-retail-passive-income","Investir dans un local professionnel : rentabilité, types de biens et stratégie patrimoniale","investir-dans-un-local-professionnel",{"metadata":182,"sys":185,"fields":196},{"tags":183,"concepts":184},[],[],{"space":186,"id":188,"type":15,"createdAt":189,"updatedAt":189,"environment":190,"publishedVersion":192,"revision":34,"contentType":193,"locale":28},{"sys":187},{"type":11,"linkType":12,"id":13},"5wk6K0hHlZFCj80RPj5oMd","2021-10-29T12:40:05.018Z",{"sys":191},{"id":20,"type":11,"linkType":21},13,{"sys":194},{"type":11,"linkType":26,"id":195},"author",{"profilePicture":197,"name":209,"description":218,"longDescription":219,"slug":245},{"metadata":198,"sys":201,"fields":208},{"tags":199,"concepts":200},[],[],{"space":202,"id":204,"type":160,"createdAt":205,"updatedAt":205,"environment":206,"publishedVersion":69,"revision":34,"locale":28},{"sys":203},{"type":11,"linkType":12,"id":13},"3RCE0FJhYuTXL6fMBqXWVK","2021-10-29T12:36:43.442Z",{"sys":207},{"id":20,"type":11,"linkType":21},{"title":209,"description":210,"file":211},"Florent Vaudelin","",{"url":212,"details":213,"fileName":217,"contentType":174},"\u002F\u002Fimages.ctfassets.net\u002Fu8q7ohrvdh1o\u002F3RCE0FJhYuTXL6fMBqXWVK\u002F82815dedc74fea253dd0cca3885f56c5\u002FIMG_4758web.jpg",{"size":214,"image":215},78154,{"width":216,"height":216},850,"IMG_4758web.jpg","Co-founder & CEO @ Trackstone",{"data":220,"content":221,"nodeType":244},{},[222],{"data":223,"content":224,"nodeType":243},{},[225,230,239],{"data":226,"marks":227,"value":228,"nodeType":229},{},[],"Co-founder & CEO @ Trackstone. Suivez-moi sur ","text",{"data":231,"content":233,"nodeType":238},{"uri":232},"https:\u002F\u002Fwww.linkedin.com\u002Fin\u002Fflorent-vaudelin-4777ab7\u002F",[234],{"data":235,"marks":236,"value":237,"nodeType":229},{},[],"Linkedin","hyperlink",{"data":240,"marks":241,"value":242,"nodeType":229},{},[],".","paragraph","document","fv",{"metadata":247,"sys":250,"fields":257},{"tags":248,"concepts":249},[],[],{"space":251,"id":253,"type":160,"createdAt":254,"updatedAt":254,"environment":255,"publishedVersion":69,"revision":34,"locale":28},{"sys":252},{"type":11,"linkType":12,"id":13},"5A4FNf5k9UYBxx6WLhiAVa","2026-03-20T07:35:13.233Z",{"sys":256},{"id":20,"type":11,"linkType":21},{"title":179,"description":210,"file":258},{"url":259,"details":260,"fileName":265,"contentType":174},"\u002F\u002Fimages.ctfassets.net\u002Fu8q7ohrvdh1o\u002F5A4FNf5k9UYBxx6WLhiAVa\u002F8ef36fac8633fbb7b246ace2091b7f53\u002Fdavid-fintz-ROj-Y_CheNE-unsplash.jpg",{"size":261,"image":262},2561738,{"width":263,"height":264},3920,2763,"david-fintz-ROj-Y_CheNE-unsplash.jpg",{"data":267,"content":268,"nodeType":244},{},[269,286,295,302,318,325,359,366,373,380,388,395,407,414,426,438,466,474,497,509,521,528,560,576,608,616,623,652,676,914,921,929,936,972,993,1005,1028,1036,1043,1059,1075,1090,1105,1113,1120,1170,1178,1194,1217,1225,1234,1241,1249,1256,1264,1271,1279,1286],{"data":270,"content":271,"nodeType":243},{},[272,276,282],{"data":273,"marks":274,"value":275,"nodeType":229},{},[],"Investir dans un local professionnel permet d'accéder à des ",{"data":277,"marks":278,"value":281,"nodeType":229},{},[279],{"type":280},"bold","rendements locatifs de 5 % à 9 %",{"data":283,"marks":284,"value":285,"nodeType":229},{},[],", soit environ le double de ce que rapporte un logement résidentiel classique. Bureaux, murs de boutique, cabinets médicaux, locaux d'activité : chaque catégorie répond à une dynamique de marché distincte. Pour un investisseur, l'immobilier professionnel combine des baux longs, des locataires stables financièrement et la possibilité de transférer l'essentiel des charges au preneur. Encore faut-il cibler le bon segment, maîtriser les mécanismes de rentabilité et comprendre le cadre fiscal. Voici le guide complet.",{"data":287,"content":288,"nodeType":294},{},[289],{"data":290,"marks":291,"value":293,"nodeType":229},{},[292],{"type":280},"Pourquoi investir dans un local professionnel plutôt que dans le résidentiel ?","heading-2",{"data":296,"content":297,"nodeType":243},{},[298],{"data":299,"marks":300,"value":301,"nodeType":229},{},[],"L'immobilier professionnel attire de plus en plus d'investisseurs qui cherchent à diversifier leur patrimoine au-delà du logement. Plusieurs facteurs structurels expliquent cet intérêt croissant.",{"data":303,"content":304,"nodeType":243},{},[305,309,314],{"data":306,"marks":307,"value":308,"nodeType":229},{},[],"Le premier est le ",{"data":310,"marks":311,"value":313,"nodeType":229},{},[312],{"type":280},"différentiel de rendement",{"data":315,"marks":316,"value":317,"nodeType":229},{},[],". Alors que l'immobilier résidentiel dans les grandes métropoles peine souvent à dépasser les 3 % ou 4 % de rendement brut, investir dans un local professionnel permet d'aller chercher des taux oscillant entre 5 % et 9 %, selon l'emplacement et le type de bien.Dans les villes moyennes, le rendement annuel peut se situer entre 7 % et 9 %.",{"data":319,"content":320,"nodeType":243},{},[321],{"data":322,"marks":323,"value":324,"nodeType":229},{},[],"Ce différentiel s'explique en partie par un prix au mètre carré souvent inférieur à celui du résidentiel dans un même quartier. En général, le prix du mètre carré d'un local commercial coûte 20 % à 40 % moins cher que celui d'un logement résidentiel dans le même secteur.",{"data":326,"content":327,"nodeType":243},{},[328,332,337,341,355],{"data":329,"marks":330,"value":331,"nodeType":229},{},[],"Le deuxième facteur est la possibilité de ",{"data":333,"marks":334,"value":336,"nodeType":229},{},[335],{"type":280},"transférer une part significative des charges au locataire",{"data":338,"marks":339,"value":340,"nodeType":229},{},[],". En immobilier professionnel, le bail peut prévoir que la taxe foncière, l'assurance, l'entretien courant et parfois même certains travaux incombent au preneur. Ce mécanisme rapproche le",{"data":342,"content":344,"nodeType":238},{"uri":343},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Frendement-locatif-net",[345,349],{"data":346,"marks":347,"value":348,"nodeType":229},{},[]," ",{"data":350,"marks":351,"value":354,"nodeType":229},{},[352],{"type":353},"underline","rendement locatif net",{"data":356,"marks":357,"value":358,"nodeType":229},{},[]," du rendement brut, contrairement au résidentiel où l'écart entre les deux peut être considérable.",{"data":360,"content":361,"nodeType":243},{},[362],{"data":363,"marks":364,"value":365,"nodeType":229},{},[],"Troisième atout : la sécurité locative. En bail commercial (3-6-9), le locataire s'engage pour une durée minimale de 3 ans avant de pouvoir résilier. En bail professionnel, la durée minimale est de 6 ans. Dans les deux cas, les locataires professionnels ont un intérêt économique direct à rester en place : leur local est leur outil de travail. ",{"data":367,"content":368,"nodeType":243},{},[369],{"data":370,"marks":371,"value":372,"nodeType":229},{},[],"Les impayés de loyer sont moins nombreux que dans l'immobilier d'habitation, car le locataire d'un local commercial a tout intérêt à s'acquitter de son dû : en tant que titulaire d'un fonds de commerce, un défaut de paiement fait baisser la valeur du fonds.",{"data":374,"content":375,"nodeType":243},{},[376],{"data":377,"marks":378,"value":379,"nodeType":229},{},[],"Enfin, l'absence de trêve hivernale accélère les recours en cas de litige. En cas de non-paiement du loyer, il n'existe pas de trêve hivernale contrairement à l'immobilier résidentiel. La procédure d'expulsion est aussi beaucoup plus rapide.",{"data":381,"content":382,"nodeType":294},{},[383],{"data":384,"marks":385,"value":387,"nodeType":229},{},[386],{"type":280},"Quels types de locaux professionnels offrent les meilleurs rendements ?",{"data":389,"content":390,"nodeType":243},{},[391],{"data":392,"marks":393,"value":394,"nodeType":229},{},[],"L'immobilier professionnel recouvre des réalités très différentes. Le choix du segment conditionne à la fois le rendement, le niveau de risque et le profil de locataire.",{"data":396,"content":397,"nodeType":243},{},[398,403],{"data":399,"marks":400,"value":402,"nodeType":229},{},[401],{"type":280},"Murs de boutique et locaux commerciaux.",{"data":404,"marks":405,"value":406,"nodeType":229},{},[]," C'est le segment le plus connu. La valeur du local ne se calcule pas au mètre carré comme un logement : elle dépend du loyer perçu rapporté au rendement cible. Pour obtenir un rendement de 8 % nets annuels avec un loyer de 16 000 euros par an, le local ne doit pas valoir plus de 200 000 euros.",{"data":408,"content":409,"nodeType":243},{},[410],{"data":411,"marks":412,"value":413,"nodeType":229},{},[],"Les meilleures perspectives se trouvent dans les rues piétonnes à fort passage, à proximité des transports en commun et des enseignes \"locomotives\" qui génèrent du flux. La rentabilité d'un local commercial pour le bailleur peut grimper jusqu'à 4 % à 8 %, soit deux fois plus que dans le cas d'un logement d'habitation.",{"data":415,"content":416,"nodeType":243},{},[417,422],{"data":418,"marks":419,"value":421,"nodeType":229},{},[420],{"type":280},"Bureaux et cabinets de professions libérales.",{"data":423,"marks":424,"value":425,"nodeType":229},{},[]," Ce type de local accueille des médecins, avocats, architectes, experts-comptables ou des entreprises tertiaires. Le rendement locatif est un peu moins élevé que pour un commerce, mais la rédaction du bail professionnel est encore plus souple pour le bailleur. Les bureaux présentent un avantage supplémentaire en termes de reconversion : ils sont plus faciles à transformer en logement si la stratégie patrimoniale évolue.",{"data":427,"content":428,"nodeType":243},{},[429,434],{"data":430,"marks":431,"value":433,"nodeType":229},{},[432],{"type":280},"Locaux d'activité et entrepôts.",{"data":435,"marks":436,"value":437,"nodeType":229},{},[]," Ce segment combine souvent une partie bureau et une partie stockage ou atelier. Il répond à la demande des PME, artisans et acteurs de la logistique urbaine. L'explosion de la logistique de proximité a rendu les entrepôts urbains extrêmement précieux. Ce type d'actif offre souvent les meilleurs rendements, car la construction est plus simple et la demande locative est structurellement supérieure à l'offre.",{"data":439,"content":440,"nodeType":243},{},[441,446,450,462],{"data":442,"marks":443,"value":445,"nodeType":229},{},[444],{"type":280},"Locaux de santé.",{"data":447,"marks":448,"value":449,"nodeType":229},{},[]," Pharmacies, cabinets dentaires, cabinets médicaux : les locaux occupés par des professions de santé offrent une stabilité locative exceptionnelle. Ces professionnels s'installent durablement car leur patientèle est attachée à un lieu précis. Le risque de",{"data":451,"content":453,"nodeType":238},{"uri":452},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Fvacances-locatives",[454,457],{"data":455,"marks":456,"value":348,"nodeType":229},{},[],{"data":458,"marks":459,"value":461,"nodeType":229},{},[460],{"type":353},"vacance locative",{"data":463,"marks":464,"value":465,"nodeType":229},{},[]," est particulièrement faible dans ce segment.",{"data":467,"content":468,"nodeType":294},{},[469],{"data":470,"marks":471,"value":473,"nodeType":229},{},[472],{"type":280},"Comment évaluer la rentabilité d'un local professionnel ?",{"data":475,"content":476,"nodeType":243},{},[477,481,493],{"data":478,"marks":479,"value":480,"nodeType":229},{},[],"Le calcul de la",{"data":482,"content":484,"nodeType":238},{"uri":483},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Frentabilite-locative",[485,488],{"data":486,"marks":487,"value":348,"nodeType":229},{},[],{"data":489,"marks":490,"value":492,"nodeType":229},{},[491],{"type":353},"rentabilité locative",{"data":494,"marks":495,"value":496,"nodeType":229},{},[]," d'un local professionnel diffère de celui d'un logement. Le prix ne se détermine pas au mètre carré mais en fonction du loyer perçu et du rendement attendu.",{"data":498,"content":499,"nodeType":243},{},[500,505],{"data":501,"marks":502,"value":504,"nodeType":229},{},[503],{"type":280},"Rentabilité brute.",{"data":506,"marks":507,"value":508,"nodeType":229},{},[]," La formule reste identique : (loyer annuel \u002F prix d'acquisition) × 100. Un local d'activité valorisé à 150 000 euros avec un loyer mensuel de 1 000 euros affiche une rentabilité brute de 8 %.",{"data":510,"content":511,"nodeType":243},{},[512,517],{"data":513,"marks":514,"value":516,"nodeType":229},{},[515],{"type":280},"Rentabilité nette.",{"data":518,"marks":519,"value":520,"nodeType":229},{},[]," Pour passer au net, il faut soustraire les charges qui restent à la charge du bailleur. En immobilier professionnel, cette déduction est souvent faible grâce aux clauses de transfert. En moyenne, vous pouvez espérer une rentabilité nette située entre 5 et 8 % car la majeure partie des dépenses peuvent être mises à la charge du locataire.",{"data":522,"content":523,"nodeType":243},{},[524],{"data":525,"marks":526,"value":527,"nodeType":229},{},[],"Plusieurs éléments font varier cette rentabilité de manière significative.",{"data":529,"content":530,"nodeType":243},{},[531,535,540,544,556],{"data":532,"marks":533,"value":534,"nodeType":229},{},[],"La ",{"data":536,"marks":537,"value":539,"nodeType":229},{},[538],{"type":280},"répartition des charges",{"data":541,"marks":542,"value":543,"nodeType":229},{},[]," inscrite dans le bail est déterminante. Un bail dit \"triple net\" transfère quasiment toutes les charges au locataire (taxe foncière, assurance, entretien). À l'inverse, un bail mal négocié laisse au propriétaire des postes de dépenses significatifs. Les",{"data":545,"content":547,"nodeType":238},{"uri":546},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Ffinance\u002Fcharges-locatives-que-faut-il-payer",[548,551],{"data":549,"marks":550,"value":348,"nodeType":229},{},[],{"data":552,"marks":553,"value":555,"nodeType":229},{},[554],{"type":353},"charges récupérables",{"data":557,"marks":558,"value":559,"nodeType":229},{},[]," doivent être détaillées avec précision dans le contrat.",{"data":561,"content":562,"nodeType":243},{},[563,567,572],{"data":564,"marks":565,"value":566,"nodeType":229},{},[],"Les ",{"data":568,"marks":569,"value":571,"nodeType":229},{},[570],{"type":280},"franchises de loyer",{"data":573,"marks":574,"value":575,"nodeType":229},{},[]," négociées à la signature réduisent le rendement effectif les premières années. Il n'est pas rare de voir figurer au bail un mois de franchise par année d'engagement ferme du locataire.Ces mesures d'accompagnement sont fréquentes dans les zones moins tendues ou pour attirer des preneurs de qualité.",{"data":577,"content":578,"nodeType":243},{},[579,583,588,592,604],{"data":580,"marks":581,"value":582,"nodeType":229},{},[],"Le ",{"data":584,"marks":585,"value":587,"nodeType":229},{},[586],{"type":280},"taux de vacance",{"data":589,"marks":590,"value":591,"nodeType":229},{},[]," de la zone géographique influence directement le rendement sur longue période. Un local en emplacement premium se reloue en quelques semaines. Un bien en périphérie peut rester vacant plusieurs mois, érodant la",{"data":593,"content":595,"nodeType":238},{"uri":594},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Faugmenter-rentabilite-locative",[596,599],{"data":597,"marks":598,"value":348,"nodeType":229},{},[],{"data":600,"marks":601,"value":603,"nodeType":229},{},[602],{"type":353},"performance financière",{"data":605,"marks":606,"value":607,"nodeType":229},{},[]," globale de l'investissement.",{"data":609,"content":610,"nodeType":294},{},[611],{"data":612,"marks":613,"value":615,"nodeType":229},{},[614],{"type":280},"Quel type de bail pour quel investissement ?",{"data":617,"content":618,"nodeType":243},{},[619],{"data":620,"marks":621,"value":622,"nodeType":229},{},[],"Le choix du bail conditionne la relation avec le locataire, la visibilité sur les revenus et la capacité à récupérer le bien. Deux régimes principaux coexistent en immobilier professionnel.",{"data":624,"content":625,"nodeType":243},{},[626,630,639,643,648],{"data":627,"marks":628,"value":582,"nodeType":229},{},[629],{"type":280},{"data":631,"content":633,"nodeType":238},{"uri":632},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Fbail-commercial-3-6-9-duree-resiliation-et-renouvellement-en-2026",[634],{"data":635,"marks":636,"value":638,"nodeType":229},{},[637],{"type":353},"bail commercial (3-6-9)",{"data":640,"marks":641,"value":642,"nodeType":229},{},[]," s'applique aux activités commerciales, artisanales et industrielles. Sa durée minimale est de 9 ans avec résiliation possible tous les 3 ans par le locataire. Le locataire bénéficie d'un ",{"data":644,"marks":645,"value":647,"nodeType":229},{},[646],{"type":280},"droit au renouvellement",{"data":649,"marks":650,"value":651,"nodeType":229},{},[]," : si le bailleur refuse, il doit verser une indemnité d'éviction souvent très élevée. En contrepartie, ce bail offre une visibilité de revenus supérieure sur le long terme. Le loyer est révisé tous les 3 ans (révision triennale) ou chaque année via une clause d'échelle mobile, sur la base de l'ILC ou de l'ILAT.",{"data":653,"content":654,"nodeType":243},{},[655,660,664,673],{"data":656,"marks":657,"value":659,"nodeType":229},{},[658],{"type":280},"Le bail professionnel",{"data":661,"marks":662,"value":663,"nodeType":229},{},[]," concerne les professions libérales et activités non commerciales. Sa durée minimale est de 6 ans. Le locataire peut résilier à tout moment avec un préavis de 6 mois mais ne bénéficie ni de droit au renouvellement ni d'indemnité d'éviction. Le bailleur récupère son bien sans contrainte à l'échéance. Pour approfondir les spécificités de ce régime, sa fiscalité et ses clauses clés, consultez notre guide sur l'",{"data":665,"content":667,"nodeType":238},{"uri":666},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Finvestissement-bail-professionnel",[668],{"data":669,"marks":670,"value":672,"nodeType":229},{},[671],{"type":353},"investissement sous bail professionnel",{"data":674,"marks":675,"value":242,"nodeType":229},{},[],{"data":677,"content":678,"nodeType":913},{},[679,717,750,783,816,847,880],{"data":680,"content":681,"nodeType":716},{},[682,694,705],{"data":683,"content":684,"nodeType":693},{},[685],{"data":686,"content":687,"nodeType":243},{},[688],{"data":689,"marks":690,"value":692,"nodeType":229},{},[691],{"type":280},"Critère","table-cell",{"data":695,"content":696,"nodeType":693},{},[697],{"data":698,"content":699,"nodeType":243},{},[700],{"data":701,"marks":702,"value":704,"nodeType":229},{},[703],{"type":280},"Bail commercial",{"data":706,"content":707,"nodeType":693},{},[708],{"data":709,"content":710,"nodeType":243},{},[711],{"data":712,"marks":713,"value":715,"nodeType":229},{},[714],{"type":280},"Bail professionnel","table-row",{"data":718,"content":719,"nodeType":716},{},[720,730,740],{"data":721,"content":722,"nodeType":693},{},[723],{"data":724,"content":725,"nodeType":243},{},[726],{"data":727,"marks":728,"value":729,"nodeType":229},{},[],"Durée minimale",{"data":731,"content":732,"nodeType":693},{},[733],{"data":734,"content":735,"nodeType":243},{},[736],{"data":737,"marks":738,"value":739,"nodeType":229},{},[],"9 ans",{"data":741,"content":742,"nodeType":693},{},[743],{"data":744,"content":745,"nodeType":243},{},[746],{"data":747,"marks":748,"value":749,"nodeType":229},{},[],"6 ans",{"data":751,"content":752,"nodeType":716},{},[753,763,773],{"data":754,"content":755,"nodeType":693},{},[756],{"data":757,"content":758,"nodeType":243},{},[759],{"data":760,"marks":761,"value":762,"nodeType":229},{},[],"Résiliation locataire",{"data":764,"content":765,"nodeType":693},{},[766],{"data":767,"content":768,"nodeType":243},{},[769],{"data":770,"marks":771,"value":772,"nodeType":229},{},[],"Tous les 3 ans",{"data":774,"content":775,"nodeType":693},{},[776],{"data":777,"content":778,"nodeType":243},{},[779],{"data":780,"marks":781,"value":782,"nodeType":229},{},[],"À tout moment (préavis 6 mois)",{"data":784,"content":785,"nodeType":716},{},[786,796,806],{"data":787,"content":788,"nodeType":693},{},[789],{"data":790,"content":791,"nodeType":243},{},[792],{"data":793,"marks":794,"value":795,"nodeType":229},{},[],"Droit au renouvellement",{"data":797,"content":798,"nodeType":693},{},[799],{"data":800,"content":801,"nodeType":243},{},[802],{"data":803,"marks":804,"value":805,"nodeType":229},{},[],"Oui",{"data":807,"content":808,"nodeType":693},{},[809],{"data":810,"content":811,"nodeType":243},{},[812],{"data":813,"marks":814,"value":815,"nodeType":229},{},[],"Non",{"data":817,"content":818,"nodeType":716},{},[819,829,838],{"data":820,"content":821,"nodeType":693},{},[822],{"data":823,"content":824,"nodeType":243},{},[825],{"data":826,"marks":827,"value":828,"nodeType":229},{},[],"Indemnité d'éviction",{"data":830,"content":831,"nodeType":693},{},[832],{"data":833,"content":834,"nodeType":243},{},[835],{"data":836,"marks":837,"value":805,"nodeType":229},{},[],{"data":839,"content":840,"nodeType":693},{},[841],{"data":842,"content":843,"nodeType":243},{},[844],{"data":845,"marks":846,"value":815,"nodeType":229},{},[],{"data":848,"content":849,"nodeType":716},{},[850,860,870],{"data":851,"content":852,"nodeType":693},{},[853],{"data":854,"content":855,"nodeType":243},{},[856],{"data":857,"marks":858,"value":859,"nodeType":229},{},[],"Indexation du loyer",{"data":861,"content":862,"nodeType":693},{},[863],{"data":864,"content":865,"nodeType":243},{},[866],{"data":867,"marks":868,"value":869,"nodeType":229},{},[],"ILC ou ILAT",{"data":871,"content":872,"nodeType":693},{},[873],{"data":874,"content":875,"nodeType":243},{},[876],{"data":877,"marks":878,"value":879,"nodeType":229},{},[],"ILAT ou ICC (contractuelle)",{"data":881,"content":882,"nodeType":716},{},[883,893,903],{"data":884,"content":885,"nodeType":693},{},[886],{"data":887,"content":888,"nodeType":243},{},[889],{"data":890,"marks":891,"value":892,"nodeType":229},{},[],"Transfert de charges",{"data":894,"content":895,"nodeType":693},{},[896],{"data":897,"content":898,"nodeType":243},{},[899],{"data":900,"marks":901,"value":902,"nodeType":229},{},[],"Encadré (loi Pinel 2014)",{"data":904,"content":905,"nodeType":693},{},[906],{"data":907,"content":908,"nodeType":243},{},[909],{"data":910,"marks":911,"value":912,"nodeType":229},{},[],"Libre","table",{"data":915,"content":916,"nodeType":243},{},[917],{"data":918,"marks":919,"value":920,"nodeType":229},{},[],"Le choix entre les deux dépend du profil du locataire cible. Un commerce de centre-ville relève du bail commercial. Un cabinet d'avocats ou de médecine relève du bail professionnel. Dans certains cas, un professionnel libéral peut volontairement se soumettre au statut des baux commerciaux pour bénéficier du droit au renouvellement.",{"data":922,"content":923,"nodeType":294},{},[924],{"data":925,"marks":926,"value":928,"nodeType":229},{},[927],{"type":280},"Quelle fiscalité pour l'investisseur en local professionnel ?",{"data":930,"content":931,"nodeType":243},{},[932],{"data":933,"marks":934,"value":935,"nodeType":229},{},[],"La fiscalité de l'immobilier professionnel varie considérablement selon la structure de détention choisie.",{"data":937,"content":938,"nodeType":243},{},[939,944,948,953,957,969],{"data":940,"marks":941,"value":943,"nodeType":229},{},[942],{"type":280},"En nom propre ou via une SCI à l'IR.",{"data":945,"marks":946,"value":947,"nodeType":229},{},[]," Les loyers sont imposés dans la catégorie des ",{"data":949,"marks":950,"value":952,"nodeType":229},{},[951],{"type":280},"revenus fonciers",{"data":954,"marks":955,"value":956,"nodeType":229},{},[],". Le régime micro-foncier (abattement forfaitaire de 30 %) s'applique si les revenus fonciers annuels ne dépassent pas 15 000 euros. Au-delà, le régime réel permet de déduire les charges réelles : intérêts d'emprunt, travaux, taxe foncière non refacturée, assurance, frais de gestion. Un déficit foncier est imputable sur le revenu global dans la limite de 10 700 euros par an (hors intérêts d'emprunt). Cette mécanique est identique à celle de la",{"data":958,"content":960,"nodeType":238},{"uri":959},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Ffinance\u002Ffiscalite-location-non-meublee",[961,964],{"data":962,"marks":963,"value":348,"nodeType":229},{},[],{"data":965,"marks":966,"value":968,"nodeType":229},{},[967],{"type":353},"location vide résidentielle",{"data":970,"marks":971,"value":242,"nodeType":229},{},[],{"data":973,"content":974,"nodeType":243},{},[975,980,984,989],{"data":976,"marks":977,"value":979,"nodeType":229},{},[978],{"type":280},"Via une SCI à l'IS ou une société commerciale.",{"data":981,"marks":982,"value":983,"nodeType":229},{},[]," L'avantage majeur est la possibilité d'",{"data":985,"marks":986,"value":988,"nodeType":229},{},[987],{"type":280},"amortir le bien",{"data":990,"marks":991,"value":992,"nodeType":229},{},[],", réduisant considérablement la base imposable pendant de nombreuses années. Le taux d'IS est de 15 % jusqu'à 42 500 euros de bénéfice et de 25 % au-delà. En contrepartie, la plus-value à la revente est calculée sur la valeur nette comptable (après amortissements), ce qui alourdit la taxation à la sortie.",{"data":994,"content":995,"nodeType":243},{},[996,1001],{"data":997,"marks":998,"value":1000,"nodeType":229},{},[999],{"type":280},"TVA.",{"data":1002,"marks":1003,"value":1004,"nodeType":229},{},[]," La location de locaux nus à usage professionnel est en principe exonérée de TVA. Le bailleur peut opter pour l'assujettissement lorsque le locataire est lui-même assujetti. Cette option permet de récupérer la TVA sur les travaux et l'acquisition, un levier significatif en cas de rénovation lourde.",{"data":1006,"content":1007,"nodeType":243},{},[1008,1012,1024],{"data":1009,"marks":1010,"value":1011,"nodeType":229},{},[],"Le choix de la",{"data":1013,"content":1015,"nodeType":238},{"uri":1014},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Ffiscalite-investissement-locatif",[1016,1019],{"data":1017,"marks":1018,"value":348,"nodeType":229},{},[],{"data":1020,"marks":1021,"value":1023,"nodeType":229},{},[1022],{"type":353},"structure et du régime fiscal",{"data":1025,"marks":1026,"value":1027,"nodeType":229},{},[]," doit être validé en amont avec un expert-comptable ou un avocat fiscaliste. Une erreur de montage peut coûter plusieurs points de rentabilité sur la durée de détention.",{"data":1029,"content":1030,"nodeType":294},{},[1031],{"data":1032,"marks":1033,"value":1035,"nodeType":229},{},[1034],{"type":280},"Quels critères d'emplacement privilégier ?",{"data":1037,"content":1038,"nodeType":243},{},[1039],{"data":1040,"marks":1041,"value":1042,"nodeType":229},{},[],"L'emplacement reste le premier critère de sélection, mais il s'apprécie différemment selon le type de local.",{"data":1044,"content":1045,"nodeType":243},{},[1046,1050,1055],{"data":1047,"marks":1048,"value":1049,"nodeType":229},{},[],"Pour un ",{"data":1051,"marks":1052,"value":1054,"nodeType":229},{},[1053],{"type":280},"local commercial",{"data":1056,"marks":1057,"value":1058,"nodeType":229},{},[],", le flux piéton est déterminant. Les rues piétonnes, la proximité d'un arrêt de transport en commun et la présence d'enseignes \"locomotives\" (grande surface, bureau de poste, cinéma) qui attirent naturellement des visiteurs sont les marqueurs d'un emplacement de qualité. Les meilleures adresses sont les centres-ville, les quartiers piétonniers et les alentours immédiats d'un arrêt de bus, de tramway ou d'une station de métro.",{"data":1060,"content":1061,"nodeType":243},{},[1062,1066,1071],{"data":1063,"marks":1064,"value":1065,"nodeType":229},{},[],"Pour des ",{"data":1067,"marks":1068,"value":1070,"nodeType":229},{},[1069],{"type":280},"bureaux",{"data":1072,"marks":1073,"value":1074,"nodeType":229},{},[],", la connexion aux transports en commun et la qualité de l'environnement (restauration, services) priment sur le flux piéton. Les entreprises recherchent des espaces accessibles pour leurs salariés et adaptés aux nouvelles normes de performance énergétique.",{"data":1076,"content":1077,"nodeType":243},{},[1078,1081,1086],{"data":1079,"marks":1080,"value":1049,"nodeType":229},{},[],{"data":1082,"marks":1083,"value":1085,"nodeType":229},{},[1084],{"type":280},"local d'activité ou un entrepôt",{"data":1087,"marks":1088,"value":1089,"nodeType":229},{},[],", la connexion aux axes routiers et la facilité d'accès logistique sont les critères prioritaires. La proximité des zones de consommation urbaine est un atout croissant avec l'essor de la livraison rapide.",{"data":1091,"content":1092,"nodeType":243},{},[1093,1097,1101],{"data":1094,"marks":1095,"value":1096,"nodeType":229},{},[],"Dans tous les cas, l'investisseur doit étudier le ",{"data":1098,"marks":1099,"value":587,"nodeType":229},{},[1100],{"type":280},{"data":1102,"marks":1103,"value":1104,"nodeType":229},{},[]," local avant de se positionner. Un taux faible indique une tension locative saine et une capacité à revaloriser le loyer lors des renouvellements. Un taux élevé signale un risque de vacance prolongée qui peut annuler l'avantage de rendement par rapport au résidentiel.",{"data":1106,"content":1107,"nodeType":294},{},[1108],{"data":1109,"marks":1110,"value":1112,"nodeType":229},{},[1111],{"type":280},"Quels sont les principaux risques à anticiper ?",{"data":1114,"content":1115,"nodeType":243},{},[1116],{"data":1117,"marks":1118,"value":1119,"nodeType":229},{},[],"L'immobilier professionnel n'est pas exempt de risques. Trois méritent une vigilance particulière.",{"data":1121,"content":1122,"nodeType":1169},{},[1123,1139,1154],{"data":1124,"content":1125,"nodeType":1138},{},[1126],{"data":1127,"content":1128,"nodeType":243},{},[1129,1134],{"data":1130,"marks":1131,"value":1133,"nodeType":229},{},[1132],{"type":280},"La vacance locative prolongée.",{"data":1135,"marks":1136,"value":1137,"nodeType":229},{},[]," Un local vide continue de coûter (taxe foncière, charges de copropriété, assurance) sans générer de revenu. Le risque est d'autant plus élevé que le bien est situé dans une zone peu tendue ou que le loyer est surévalué par rapport au marché. La meilleure protection reste la qualité de l'emplacement et un loyer aligné sur les valeurs locatives réelles.","list-item",{"data":1140,"content":1141,"nodeType":1138},{},[1142],{"data":1143,"content":1144,"nodeType":243},{},[1145,1150],{"data":1146,"marks":1147,"value":1149,"nodeType":229},{},[1148],{"type":280},"La dépendance à un locataire unique.",{"data":1151,"marks":1152,"value":1153,"nodeType":229},{},[]," Contrairement à un immeuble résidentiel qui répartit le risque sur plusieurs occupants, un local professionnel repose souvent sur un seul preneur. Si ce locataire quitte les lieux ou fait faillite, l'intégralité du revenu disparaît. Vérifier la santé financière de l'entreprise locataire et la solidité de son activité est indispensable.",{"data":1155,"content":1156,"nodeType":1138},{},[1157],{"data":1158,"content":1159,"nodeType":243},{},[1160,1165],{"data":1161,"marks":1162,"value":1164,"nodeType":229},{},[1163],{"type":280},"L'obsolescence du bien.",{"data":1166,"marks":1167,"value":1168,"nodeType":229},{},[]," Un local qui ne répond plus aux normes (accessibilité PMR, performance énergétique, sécurité incendie) perd en attractivité. La conformité n'est plus une option, c'est une condition de liquidité.Les travaux de mise aux normes peuvent peser lourdement sur la rentabilité. Le décret tertiaire impose désormais aux bâtiments de plus de 1 000 m² une réduction progressive de leur consommation d'énergie.","unordered-list",{"data":1171,"content":1172,"nodeType":294},{},[1173],{"data":1174,"marks":1175,"value":1177,"nodeType":229},{},[1176],{"type":280},"Investir dans un local professionnel occupé : l'approche qui sécurise le rendement",{"data":1179,"content":1180,"nodeType":243},{},[1181,1185,1190],{"data":1182,"marks":1183,"value":1184,"nodeType":229},{},[],"Une stratégie particulièrement pertinente consiste à investir dans un local ",{"data":1186,"marks":1187,"value":1189,"nodeType":229},{},[1188],{"type":280},"déjà loué",{"data":1191,"marks":1192,"value":1193,"nodeType":229},{},[],". Le rendement est immédiatement vérifiable, l'historique de paiement du locataire est connu et les conditions du bail sont déjà rodées. Vous avez l'avantage de connaître le montant du loyer, donc le rendement locatif pour pouvoir évaluer le juste prix. Vous pouvez savoir si le professionnel exerce bien son activité et dégage un bon chiffre d'affaires, ce qui confirme les qualités de l'emplacement.",{"data":1195,"content":1196,"nodeType":243},{},[1197,1201,1213],{"data":1198,"marks":1199,"value":1200,"nodeType":229},{},[],"Acheter un bien déjà occupé est une pratique appréciée des néo-investisseurs en immobilier d'entreprise qui ne souhaitent pas porter le risque de la commercialisation. C'est aussi le principe fondateur de Trackstone pour l'immobilier résidentiel : des",{"data":1202,"content":1204,"nodeType":238},{"uri":1203},"https:\u002F\u002Fwww.trackstone.fr\u002Fbiens",[1205,1208],{"data":1206,"marks":1207,"value":348,"nodeType":229},{},[],{"data":1209,"marks":1210,"value":1212,"nodeType":229},{},[1211],{"type":353},"biens déjà loués avec une analyse financière vérifiée",{"data":1214,"marks":1215,"value":1216,"nodeType":229},{},[],", zéro commission côté investisseur et des revenus locatifs dès le jour de la signature. L'investisseur ne subit aucune période de vacance et dispose d'une visibilité immédiate sur le cashflow du bien.",{"data":1218,"content":1219,"nodeType":294},{},[1220],{"data":1221,"marks":1222,"value":1224,"nodeType":229},{},[1223],{"type":280},"Questions fréquentes",{"data":1226,"content":1227,"nodeType":1233},{},[1228],{"data":1229,"marks":1230,"value":1232,"nodeType":229},{},[1231],{"type":280},"Quel rendement viser pour un local professionnel ?","heading-3",{"data":1235,"content":1236,"nodeType":243},{},[1237],{"data":1238,"marks":1239,"value":1240,"nodeType":229},{},[],"Le rendement brut se situe généralement entre 5 % et 9 % selon le type de local et l'emplacement. Les locaux d'activité en villes moyennes offrent les rendements les plus élevés. Les murs de boutique en emplacement premium affichent des rendements plus modérés mais une plus-value potentielle supérieure à la revente.",{"data":1242,"content":1243,"nodeType":1233},{},[1244],{"data":1245,"marks":1246,"value":1248,"nodeType":229},{},[1247],{"type":280},"Quelle est la différence entre investir dans les murs et dans un fonds de commerce ?",{"data":1250,"content":1251,"nodeType":243},{},[1252],{"data":1253,"marks":1254,"value":1255,"nodeType":229},{},[],"Investir dans les murs signifie devenir propriétaire du local et percevoir un loyer. Investir dans un fonds de commerce revient à racheter l'activité elle-même (clientèle, stock, droit au bail). L'investisseur patrimonial cible les murs, pas le fonds.",{"data":1257,"content":1258,"nodeType":1233},{},[1259],{"data":1260,"marks":1261,"value":1263,"nodeType":229},{},[1262],{"type":280},"Un particulier peut-il investir dans un local professionnel ?",{"data":1265,"content":1266,"nodeType":243},{},[1267],{"data":1268,"marks":1269,"value":1270,"nodeType":229},{},[],"Oui. L'investissement peut se faire en nom propre, via une SCI ou une société commerciale. Le choix de la structure dépend de la stratégie fiscale et patrimoniale de l'investisseur.",{"data":1272,"content":1273,"nodeType":1233},{},[1274],{"data":1275,"marks":1276,"value":1278,"nodeType":229},{},[1277],{"type":280},"Le bail commercial protège-t-il mieux l'investisseur que le bail professionnel ?",{"data":1280,"content":1281,"nodeType":243},{},[1282],{"data":1283,"marks":1284,"value":1285,"nodeType":229},{},[],"Le bail commercial offre une meilleure visibilité grâce à l'engagement triennal du locataire et à des durées longues. Mais il impose aussi l'indemnité d'éviction en cas de non-renouvellement. Le bail professionnel est plus souple pour le bailleur, sans indemnité d'éviction, mais le locataire peut résilier à tout moment.",{"data":1287,"content":1288,"nodeType":243},{},[1289,1293,1305],{"data":1290,"marks":1291,"value":1292,"nodeType":229},{},[],"Investir dans un local professionnel reste l'un des leviers les plus efficaces pour générer des revenus locatifs élevés avec un cadre contractuel favorable au bailleur. La clé du succès réside dans le choix de l'emplacement, la qualité du locataire et la rédaction minutieuse du bail. 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