[{"data":1,"prerenderedAt":3802},["ShallowReactive",2],{"navigation":3,"post-micro-foncier-2026-abattement-de-50-ou-30":95,"recent-posts-micro-foncier-2026-abattement-de-50-ou-30":2850,"conversion-banners":3231,"sticky-cta-bars":3493},[4,35,56,76],{"metadata":5,"sys":8,"fields":29},{"tags":6,"concepts":7},[],[],{"space":9,"id":14,"type":15,"createdAt":16,"updatedAt":17,"environment":18,"publishedVersion":22,"revision":23,"contentType":24,"locale":28},{"sys":10},{"type":11,"linkType":12,"id":13},"Link","Space","u8q7ohrvdh1o","30c96RKVNLnqBa2zPkeHqJ","Entry","2021-11-09T13:08:21.413Z","2026-01-23T15:05:43.072Z",{"sys":19},{"id":20,"type":11,"linkType":21},"master","Environment",32,7,{"sys":25},{"type":11,"linkType":26,"id":27},"ContentType","category","fr",{"name":30,"description":31,"slug":32,"is_enabled":33,"order":34},"Investir","Comment investir dans l'immobilier locatif ? Par où démarrer ? 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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Suivez-moi sur ","text",{"data":184,"content":186,"nodeType":191},{"uri":185},"https:\u002F\u002Fwww.linkedin.com\u002Fin\u002Fflorent-vaudelin-4777ab7\u002F",[187],{"data":188,"marks":189,"value":190,"nodeType":182},{},[],"Linkedin","hyperlink",{"data":193,"marks":194,"value":195,"nodeType":182},{},[],".","paragraph","document","fv",{"metadata":200,"sys":203,"fields":211},{"tags":201,"concepts":202},[],[],{"space":204,"id":206,"type":156,"createdAt":207,"updatedAt":207,"environment":208,"publishedVersion":210,"revision":34,"locale":28},{"sys":205},{"type":11,"linkType":12,"id":13},"WJEeMqatXauiWhfNuyWXv","2026-02-15T12:47:15.614Z",{"sys":209},{"id":20,"type":11,"linkType":21},5,{"title":212,"description":162,"file":213},"Micro-foncier 2026 : l'abattement reste à 30%, le 50% ",{"url":214,"details":215,"fileName":220,"contentType":170},"\u002F\u002Fimages.ctfassets.net\u002Fu8q7ohrvdh1o\u002FWJEeMqatXauiWhfNuyWXv\u002Fa127037fe74938e8f0b95d9612d672f9\u002FDesign_sans_titre__16_.jpg",{"size":216,"image":217},122978,{"width":218,"height":219},1200,800,"Design sans titre (16).jpg",{"nodeType":197,"data":222,"content":223},{},[224,250,258,285,293,308,315,322,330,337,349,356,363,370,377,384,403,410,426,433,440,447,454,462,478,485,492,499,506,522,541,548,555,562,569,588,595,602,626,633,650,678,685,692,1121,1128,1135,1142,1149,2040],{"nodeType":196,"data":225,"content":226},{},[227,231,237,241,246],{"nodeType":182,"value":228,"marks":229,"data":230},"L'abattement du micro-foncier à 50% en 2026 : beaucoup de bailleurs en location nue y croyaient. Après deux tentatives parlementaires et des mois de débats sur le projet de loi de finances, le budget 2026 adopté le 2 février a tranché. Le régime micro-foncier conserve son abattement forfaitaire de ",[],{},{"nodeType":182,"value":232,"marks":233,"data":236},"30%",[234],{"type":235},"bold",{},{"nodeType":182,"value":238,"marks":239,"data":240}," et son plafond de ",[],{},{"nodeType":182,"value":242,"marks":243,"data":245},"15 000 €",[244],{"type":235},{},{"nodeType":182,"value":247,"marks":248,"data":249}," de revenus fonciers bruts. Rien ne change sur ces deux points. Cet article fait le point sur les règles du micro-foncier applicables en 2026, propose des simulations chiffrées pour arbitrer entre micro-foncier et régime réel et détaille les alternatives fiscales désormais accessibles. Commençons par les fondamentaux du régime tel qu'il s'applique cette année.",[],{},{"nodeType":251,"data":252,"content":253},"heading-2",{},[254],{"nodeType":182,"value":255,"marks":256,"data":257},"Qu'est-ce que le régime micro-foncier en 2026 ?",[],{},{"nodeType":196,"data":259,"content":260},{},[261,265,269,273,281],{"nodeType":182,"value":262,"marks":263,"data":264},"Le régime micro-foncier est le mode d'imposition simplifié des revenus fonciers en France. Il s'adresse aux propriétaires bailleurs qui perçoivent des loyers issus de la location nue (non meublée) et dont les revenus locatifs bruts ne dépassent pas 15 000 € par an au niveau du foyer fiscal. Son fonctionnement repose sur un abattement forfaitaire de ",[],{},{"nodeType":182,"value":232,"marks":266,"data":268},[267],{"type":235},{},{"nodeType":182,"value":270,"marks":271,"data":272}," appliqué directement sur les loyers bruts déclarés. Cet abattement est censé couvrir l'ensemble des charges du bailleur : travaux, assurance, ",[],{},{"nodeType":191,"data":274,"content":276},{"uri":275},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Ffinance\u002Ffiscalite-location-non-meublee",[277],{"nodeType":182,"value":278,"marks":279,"data":280},"taxe foncière",[],{},{"nodeType":182,"value":282,"marks":283,"data":284},", frais de gestion ou encore intérêts d'emprunt. Aucune déduction supplémentaire n'est possible. L'administration fiscale calcule automatiquement le revenu foncier imposable à partir du montant brut déclaré. Le contribuable n'a pas de formulaire spécifique à remplir : il reporte simplement ses loyers en case 4BE de la déclaration 2042.",[],{},{"nodeType":286,"data":287,"content":288},"heading-3",{},[289],{"nodeType":182,"value":290,"marks":291,"data":292},"Quelles sont les conditions d'éligibilité au micro-foncier ?",[],{},{"nodeType":196,"data":294,"content":295},{},[296,300,304],{"nodeType":182,"value":297,"marks":298,"data":299},"Pour bénéficier du régime micro-foncier, plusieurs conditions d'éligibilité doivent être remplies simultanément. Les revenus locatifs bruts du foyer fiscal ne doivent pas excéder le plafond de ",[],{},{"nodeType":182,"value":242,"marks":301,"data":303},[302],{"type":235},{},{"nodeType":182,"value":305,"marks":306,"data":307}," par an. Ce seuil s'apprécie globalement : il inclut l'ensemble des loyers perçus par le foyer, y compris les éventuelles subventions ANAH ou indemnités d'assurance loyers impayés. En cas de début d'activité locative en cours d'année, aucun prorata temporis ne s'applique.",[],{},{"nodeType":196,"data":309,"content":310},{},[311],{"nodeType":182,"value":312,"marks":313,"data":314},"Le bien doit être loué nu. La location meublée relève d'un autre cadre fiscal (micro-BIC ou réel BIC). Le bailleur ne doit pas non plus bénéficier d'un dispositif de défiscalisation spécifique comme Malraux, monuments historiques, Robien, Borloo ou Périssol. Ces régimes imposent le recours au régime réel.",[],{},{"nodeType":196,"data":316,"content":317},{},[318],{"nodeType":182,"value":319,"marks":320,"data":321},"Cas particulier des SCI : un associé d'une SCI soumise à l'impôt sur le revenu peut relever du micro-foncier à condition de détenir également au moins un bien en direct loué nu. Sa quote-part de revenus fonciers issus de la SCI s'ajoute alors à ses loyers directs pour apprécier le plafond de 15 000 €.",[],{},{"nodeType":251,"data":323,"content":324},{},[325],{"nodeType":182,"value":326,"marks":327,"data":329},"Quel est l’abattement fiscal prévu pour le régime micro-foncier en 2026 ?",[328],{"type":235},{},{"nodeType":286,"data":331,"content":332},{},[333],{"nodeType":182,"value":334,"marks":335,"data":336},"L'abattement micro-foncier reste-t-il à 30% en 2026 ?",[],{},{"nodeType":196,"data":338,"content":339},{},[340,345],{"nodeType":182,"value":341,"marks":342,"data":344},"Oui, l'abattement forfaitaire du micro-foncier reste fixé à 30% en 2026.",[343],{"type":235},{},{"nodeType":182,"value":346,"marks":347,"data":348}," L'abattement de 50% dont de nombreux bailleurs espéraient bénéficier n'a pas survécu au processus législatif du budget 2026.",[],{},{"nodeType":196,"data":350,"content":351},{},[352],{"nodeType":182,"value":353,"marks":354,"data":355},"Le taux de 30% appliqué sur les revenus locatifs bruts couvre forfaitairement toutes les charges supportées par le propriétaire. Ce pourcentage n'est pas cumulable avec la déduction des charges réelles. Pour les bailleurs dont les dépenses effectives dépassent 30% des loyers, le régime réel reste une option plus avantageuse. Mais elle engage le contribuable pour trois ans minimum.",[],{},{"nodeType":286,"data":357,"content":358},{},[359],{"nodeType":182,"value":360,"marks":361,"data":362},"Pourquoi l'abattement à 50% n'a-t-il pas abouti ?",[],{},{"nodeType":196,"data":364,"content":365},{},[366],{"nodeType":182,"value":367,"marks":368,"data":369},"Le passage de l'abattement micro-foncier de 30% à 50% a fait l'objet de deux tentatives parlementaires successives. La première remonte à octobre 2024 avec l'amendement I-2445 au projet de loi de finances 2025. Adopté en première lecture, il n'a jamais vu le jour : la censure du gouvernement Barnier en décembre 2024 a interrompu le processus budgétaire.",[],{},{"nodeType":196,"data":371,"content":372},{},[373],{"nodeType":182,"value":374,"marks":375,"data":376},"La seconde tentative est intervenue dans le cadre du PLF 2026. L'amendement I-1960, porté par la députée Annaïg Le Meur, a été adopté à l'Assemblée nationale le 14 novembre 2025. Il proposait à nouveau un abattement forfaitaire de 50% pour réduire l'écart fiscal entre la location nue et la location meublée (qui bénéficie déjà de 50% en micro-BIC classique).",[],{},{"nodeType":196,"data":378,"content":379},{},[380],{"nodeType":182,"value":381,"marks":382,"data":383},"Mais en janvier 2026, le gouvernement a engagé sa responsabilité via l'article 49.3 de la Constitution. Le texte final soumis au vote ne contenait pas cette mesure. L'adoption définitive du budget le 2 février 2026 a confirmé le maintien de l'abattement à 30%.",[],{},{"nodeType":196,"data":385,"content":386},{},[387,391,399],{"nodeType":182,"value":388,"marks":389,"data":390},"Le législateur a finalement privilégié une autre voie pour relancer l'offre de logements en location nue : le ",[],{},{"nodeType":191,"data":392,"content":394},{"uri":393},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Ffinance\u002Fstatut-du-bailleur-prive",[395],{"nodeType":182,"value":396,"marks":397,"data":398},"dispositif Jeanbrun",[],{},{"nodeType":182,"value":400,"marks":401,"data":402},", un nouveau statut du bailleur privé qui introduit un mécanisme d'amortissement réservé à la location longue durée.",[],{},{"nodeType":251,"data":404,"content":405},{},[406],{"nodeType":182,"value":407,"marks":408,"data":409},"Quel est le plafond du micro-foncier en 2026 ?",[],{},{"nodeType":196,"data":411,"content":412},{},[413,417,422],{"nodeType":182,"value":414,"marks":415,"data":416},"Le plafond du micro-foncier reste fixé à ",[],{},{"nodeType":182,"value":418,"marks":419,"data":421},"15 000 € de revenus fonciers bruts annuels",[420],{"type":235},{},{"nodeType":182,"value":423,"marks":424,"data":425}," en 2026. Ce seuil n'a pas évolué. Le rapport Daubresse-Cosson publié en juin 2025 proposait de le relever à 30 000 € pour élargir l'accès au régime simplifié. Cette recommandation n'a pas été retenue dans le budget définitif.",[],{},{"nodeType":196,"data":427,"content":428},{},[429],{"nodeType":182,"value":430,"marks":431,"data":432},"Au-delà de 15 000 € de loyers bruts, le bailleur bascule automatiquement vers le régime réel d'imposition. Il doit alors compléter le formulaire 2044 et déclarer l'ensemble de ses charges déductibles.",[],{},{"nodeType":196,"data":434,"content":435},{},[436],{"nodeType":182,"value":437,"marks":438,"data":439},"Point important : le seuil de 15 000 € s'apprécie charges non comprises. Les provisions pour charges de copropriété versées au syndic n'entrent pas dans le calcul. En revanche, les subventions ANAH perçues et les indemnités d'assurance loyers impayés sont intégrées au montant brut pour apprécier le plafond.",[],{},{"nodeType":251,"data":441,"content":442},{},[443],{"nodeType":182,"value":444,"marks":445,"data":446},"Comment calculer son impôt en micro-foncier en 2026 ?",[],{},{"nodeType":196,"data":448,"content":449},{},[450],{"nodeType":182,"value":451,"marks":452,"data":453},"Le calcul de l'impôt en micro-foncier suit une mécanique simple en deux étapes. L'administration fiscale applique d'abord l'abattement forfaitaire de 30% sur les loyers bruts pour déterminer le revenu foncier imposable. Ce montant est ensuite soumis à l'impôt sur le revenu selon le barème progressif et aux prélèvements sociaux.",[],{},{"nodeType":196,"data":455,"content":456},{},[457],{"nodeType":182,"value":458,"marks":459,"data":461},"Revenu foncier imposable = loyers bruts annuels x 70%",[460],{"type":235},{},{"nodeType":196,"data":463,"content":464},{},[465,469,474],{"nodeType":182,"value":466,"marks":467,"data":468},"Le revenu imposable obtenu s'ajoute aux autres revenus du foyer fiscal (salaires, pensions, revenus mobiliers). Il est taxé au taux marginal d'imposition (TMI) du contribuable. S'y ajoutent les prélèvements sociaux au taux global de ",[],{},{"nodeType":182,"value":470,"marks":471,"data":473},"17,2%",[472],{"type":235},{},{"nodeType":182,"value":475,"marks":476,"data":477},", composés de la CSG (9,2%), de la CRDS (0,5%) et du prélèvement de solidarité (7,5%).",[],{},{"nodeType":196,"data":479,"content":480},{},[481],{"nodeType":182,"value":482,"marks":483,"data":484},"La charge fiscale totale dépend donc directement de la tranche marginale du bailleur. Un propriétaire imposé à 11% ne paiera que 28,2% d'impôt sur ses revenus fonciers nets (11% + 17,2%). Un investisseur dans la tranche à 30% supportera une pression fiscale de 47,2% sur ces mêmes revenus. Cette différence justifie à elle seule une analyse personnalisée avant de choisir son régime d'imposition.",[],{},{"nodeType":196,"data":486,"content":487},{},[488],{"nodeType":182,"value":489,"marks":490,"data":491},"Le taux d'abattement de 30% ne peut être modulé. Le bailleur ne peut pas déduire ses charges réelles en complément. C'est le principe du forfait : la simplicité au prix de la rigidité. Pour les propriétaires dont les dépenses effectives restent inférieures à 30% des loyers, le micro-foncier est fiscalement optimal. Au-delà, le régime réel mérite un examen attentif.",[],{},{"nodeType":251,"data":493,"content":494},{},[495],{"nodeType":182,"value":496,"marks":497,"data":498},"Micro-foncier ou régime réel : quel régime choisir en 2026 ?",[],{},{"nodeType":196,"data":500,"content":501},{},[502],{"nodeType":182,"value":503,"marks":504,"data":505},"Le choix entre micro-foncier et régime réel repose sur un arbitrage simple : vos charges réelles dépassent-elles 30% de vos loyers bruts ? Si oui, le régime réel permet de déduire davantage et de réduire votre base imposable. Dans le cas contraire, le micro-foncier reste plus avantageux grâce à sa simplicité et son abattement forfaitaire garanti.",[],{},{"nodeType":196,"data":507,"content":508},{},[509,513,518],{"nodeType":182,"value":510,"marks":511,"data":512},"Le régime réel autorise la déduction de toutes les charges effectivement supportées : travaux de réparation et d'entretien, intérêts d'emprunt, taxe foncière, frais de gestion locative, primes d'assurance propriétaire non occupant ou garantie loyers impayés. Il ouvre aussi la possibilité de créer un ",[],{},{"nodeType":182,"value":514,"marks":515,"data":517},"déficit foncier",[516],{"type":235},{},{"nodeType":182,"value":519,"marks":520,"data":521}," imputable sur le revenu global à hauteur de 10 700 € par an. Ce mécanisme n'existe pas en micro-foncier.",[],{},{"nodeType":196,"data":523,"content":524},{},[525,529,537],{"nodeType":182,"value":526,"marks":527,"data":528},"En contrepartie, le régime réel impose une comptabilité plus rigoureuse. Le bailleur doit remplir le formulaire 2044 et conserver l'ensemble de ses justificatifs. L'option engage pour une durée minimale de trois ans. ",[],{},{"nodeType":191,"data":530,"content":532},{"uri":531},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Fmicro-foncier-vers-lmnp",[533],{"nodeType":182,"value":534,"marks":535,"data":536},"Passer de micro-foncier à LMNP",[],{},{"nodeType":182,"value":538,"marks":539,"data":540}," constitue une autre alternative pour les bailleurs qui souhaitent changer de cadre fiscal.",[],{},{"nodeType":286,"data":542,"content":543},{},[544],{"nodeType":182,"value":545,"marks":546,"data":547},"Quand le régime réel devient-il plus avantageux que le micro-foncier ?",[],{},{"nodeType":196,"data":549,"content":550},{},[551],{"nodeType":182,"value":552,"marks":553,"data":554},"Le seuil de bascule est mathématique : dès que les charges déductibles réelles dépassent 30% des loyers bruts, le régime réel génère une économie fiscale. Plusieurs situations courantes déclenchent ce dépassement.",[],{},{"nodeType":196,"data":556,"content":557},{},[558],{"nodeType":182,"value":559,"marks":560,"data":561},"Les travaux de rénovation énergétique constituent le premier levier. Un bailleur qui engage des travaux d'isolation ou de remplacement de chaudière pour améliorer le DPE de son logement peut déduire l'intégralité de ces dépenses au régime réel. Les intérêts d'emprunt pèsent également lourd, surtout durant les premières années d'un crédit immobilier où la part d'intérêts dans les mensualités reste élevée. Une taxe foncière importante, des frais de gestion locative déléguée ou des primes d'assurance (PNO, GLI) viennent aussi gonfler la facture réelle.",[],{},{"nodeType":196,"data":563,"content":564},{},[565],{"nodeType":182,"value":566,"marks":567,"data":568},"Prenons un exemple concret : un bailleur perçoit 12 000 € de loyers bruts et supporte 5 000 € de charges annuelles (intérêts, taxe foncière, assurance). En micro-foncier, son revenu imposable est de 8 400 € (abattement de 3 600 €). Au régime réel, il tombe à 7 000 € (déduction de 5 000 €). L'économie atteint 1 400 € de base imposable, soit environ 660 € d'impôt en moins pour une TMI à 30% (prélèvements sociaux inclus).",[],{},{"nodeType":196,"data":570,"content":571},{},[572,576,584],{"nodeType":182,"value":573,"marks":574,"data":575},"Attention toutefois à l'engagement de trois ans. Une fois l'option pour le régime réel exercée, le retour au micro-foncier n'est possible qu'à l'issue de cette période. Si les travaux sont ponctuels et que les charges retombent sous 30% l'année suivante, le bailleur reste contraint par le régime réel pendant deux années supplémentaires. L'arbitrage doit donc se projeter sur trois exercices fiscaux minimum, pas sur une seule année. Les ",[],{},{"nodeType":191,"data":577,"content":579},{"uri":578},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Flmnp-charges-deductibles",[580],{"nodeType":182,"value":581,"marks":582,"data":583},"charges déductibles en LMNP",[],{},{"nodeType":182,"value":585,"marks":586,"data":587}," offrent un autre cadre de comparaison pour les investisseurs qui envisagent le passage en location meublée.",[],{},{"nodeType":251,"data":589,"content":590},{},[591],{"nodeType":182,"value":592,"marks":593,"data":594},"Nouvelle loi location vide 2026 : ce qui change pour les bailleurs",[],{},{"nodeType":196,"data":596,"content":597},{},[598],{"nodeType":182,"value":599,"marks":600,"data":601},"Si le micro-foncier n'a pas évolué, le cadre fiscal global de la location nue connaît deux transformations notables en 2026. Le PLF 2026 introduit un nouveau dispositif d'incitation et les effets de la loi Le Meur sur les meublés touristiques commencent à modifier l'équilibre entre location nue et meublée.",[],{},{"nodeType":196,"data":603,"content":604},{},[605,609,613,617,622],{"nodeType":182,"value":606,"marks":607,"data":608},"Le premier changement majeur est l'adoption du ",[],{},{"nodeType":182,"value":396,"marks":610,"data":612},[611],{"type":235},{},{"nodeType":182,"value":614,"marks":615,"data":616},", officiellement nommé \"statut du bailleur privé\". Ce mécanisme ouvre pour la première fois un droit à l'amortissement en location nue, un avantage jusqu'ici réservé au LMNP. Le bailleur peut amortir de ",[],{},{"nodeType":182,"value":618,"marks":619,"data":621},"3% à 5,5% par an",[620],{"type":235},{},{"nodeType":182,"value":623,"marks":624,"data":625}," la valeur de son bien (hors terrain, soit environ 80% du prix d'acquisition), selon la catégorie de loyer pratiquée. ",[],{},{"nodeType":196,"data":627,"content":628},{},[629],{"nodeType":182,"value":630,"marks":631,"data":632},"En contrepartie, les conditions sont exigeantes : un engagement de location de 9 ans minimum, des loyers plafonnés selon la grille Loc'Avantages (niveaux intermédiaire, social ou très social) et un plafond annuel de déduction compris entre 8 000 € et 12 000 € selon le niveau de loyer choisi. Pour l'ancien, des travaux représentant au moins 30% du prix d'acquisition sont obligatoires. ",[],{},{"nodeType":196,"data":634,"content":635},{},[636,640,647],{"nodeType":182,"value":637,"marks":638,"data":639},"Le neuf doit respecter la norme RE2020. Les maisons individuelles sont exclues du dispositif, seuls les immeubles collectifs sont éligibles. Ce statut impose le régime réel foncier et reste donc incompatible avec le micro-foncier. Pour un panorama complet des conditions et plafonds, consultez notre article dédié au ",[],{},{"nodeType":191,"data":641,"content":642},{"uri":393},[643],{"nodeType":182,"value":644,"marks":645,"data":646},"statut du bailleur privé",[],{},{"nodeType":182,"value":195,"marks":648,"data":649},[],{},{"nodeType":196,"data":651,"content":652},{},[653,657,662,666,674],{"nodeType":182,"value":654,"marks":655,"data":656},"La seconde évolution concerne l'",[],{},{"nodeType":182,"value":658,"marks":659,"data":661},"impact indirect de la loi Le Meur",[660],{"type":235},{},{"nodeType":182,"value":663,"marks":664,"data":665}," sur les meublés touristiques. Depuis 2025, les locations meublées de tourisme non classées voient leur abattement micro-BIC réduit à 30% avec un plafond abaissé à 15 000 €. Cette restriction rapproche mécaniquement le traitement fiscal du meublé touristique de celui de la location nue en micro-foncier. Pour certains propriétaires, le retour vers la location nue longue durée redevient compétitif sur le plan fiscal. Le choix entre ",[],{},{"nodeType":191,"data":667,"content":669},{"uri":668},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Flmnp-regimes-imposition",[670],{"nodeType":182,"value":671,"marks":672,"data":673},"régime micro-BIC ou réel en LMNP",[],{},{"nodeType":182,"value":675,"marks":676,"data":677}," mérite désormais une comparaison attentive avec les régimes de la location nue.",[],{},{"nodeType":286,"data":679,"content":680},{},[681],{"nodeType":182,"value":682,"marks":683,"data":684},"Micro-foncier, régime réel ou dispositif Jeanbrun : comment choisir ?",[],{},{"nodeType":196,"data":686,"content":687},{},[688],{"nodeType":182,"value":689,"marks":690,"data":691},"Avec l'arrivée du dispositif Jeanbrun, le paysage fiscal de la location nue offre désormais trois options distinctes. Le tableau ci-dessous synthétise leurs caractéristiques pour faciliter l'arbitrage",[],{},{"nodeType":693,"data":694,"content":695},"table",{},[696,741,783,826,868,910,952,994,1035,1078],{"nodeType":697,"data":698,"content":699},"table-row",{},[700,711,721,731],{"nodeType":701,"data":702,"content":703},"table-cell",{},[704],{"nodeType":196,"data":705,"content":706},{},[707],{"nodeType":182,"value":708,"marks":709,"data":710},"Critère",[],{},{"nodeType":701,"data":712,"content":713},{},[714],{"nodeType":196,"data":715,"content":716},{},[717],{"nodeType":182,"value":718,"marks":719,"data":720},"Micro-foncier",[],{},{"nodeType":701,"data":722,"content":723},{},[724],{"nodeType":196,"data":725,"content":726},{},[727],{"nodeType":182,"value":728,"marks":729,"data":730},"Régime réel classique",[],{},{"nodeType":701,"data":732,"content":733},{},[734],{"nodeType":196,"data":735,"content":736},{},[737],{"nodeType":182,"value":738,"marks":739,"data":740},"Dispositif 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Sa simplicité de déclaration constitue un atout pour les propriétaires d'un ou deux logements sans emprunt en cours.",[],{},{"nodeType":196,"data":1129,"content":1130},{},[1131],{"nodeType":182,"value":1132,"marks":1133,"data":1134},"Le régime réel classique s'impose dès que les charges déductibles excèdent ce seuil de 30%. C'est le cas typique d'un investisseur en début de crédit immobilier ou qui réalise des travaux d'entretien réguliers. Le mécanisme de déficit foncier permet de réduire le revenu global imposable jusqu'à 10 700 € par an, un levier absent du micro-foncier.",[],{},{"nodeType":196,"data":1136,"content":1137},{},[1138],{"nodeType":182,"value":1139,"marks":1140,"data":1141},"Le dispositif Jeanbrun cible un profil différent : l'investisseur prêt à s'engager sur 9 ans avec des loyers modérés en échange d'un amortissement fiscal significatif. L'effort en travaux (30% du prix pour l'ancien) et la contrainte de plafonnement des loyers limitent son accessibilité. Mais pour un investisseur qui achète dans le neuf RE2020 ou qui prévoit une rénovation lourde, le gain fiscal peut dépasser celui du régime réel classique. L'analyse doit intégrer le rendement locatif net après plafonnement des loyers : un amortissement élevé perd son intérêt si le loyer perçu chute trop.",[],{},{"nodeType":196,"data":1143,"content":1144},{},[1145],{"nodeType":182,"value":1146,"marks":1147,"data":1148},"Lire également : ",[],{},{"nodeType":1150,"data":1151,"content":1152},"unordered-list",{},[1153],{"nodeType":1154,"data":1155,"content":1156},"list-item",{},[1157],{"nodeType":196,"data":1158,"content":1159},{},[1160,1163,2037],{"nodeType":182,"value":162,"marks":1161,"data":1162},[],{},{"nodeType":1164,"data":1165,"content":2032},"entry-hyperlink",{"target":1166},{"metadata":1167,"sys":1170,"fields":1181},{"tags":1168,"concepts":1169},[],[],{"space":1171,"id":1173,"type":15,"createdAt":1174,"updatedAt":1175,"environment":1176,"publishedVersion":1178,"revision":69,"contentType":1179,"locale":28},{"sys":1172},{"type":11,"linkType":12,"id":13},"4iye6RX2zQKBTZiILbuYST","2026-03-26T13:46:55.151Z","2026-03-26T15:36:07.959Z",{"sys":1177},{"id":20,"type":11,"linkType":21},28,{"sys":1180},{"type":11,"linkType":26,"id":116},{"mainConversionBanner":1182,"title":1233,"slug":1234,"category":120,"author":132,"featureImage":1235,"excerpt":1256,"content":1257,"seoComponent":2014},{"metadata":1183,"sys":1186,"fields":1199},{"tags":1184,"concepts":1185},[],[],{"space":1187,"id":1189,"type":15,"createdAt":1190,"updatedAt":1191,"environment":1192,"publishedVersion":1194,"revision":1195,"contentType":1196,"locale":28},{"sys":1188},{"type":11,"linkType":12,"id":13},"20TXH9t7ePggD03VL5Xg8k","2026-01-23T14:33:16.163Z","2026-01-23T15:17:59.769Z",{"sys":1193},{"id":20,"type":11,"linkType":21},85,11,{"sys":1197},{"type":11,"linkType":26,"id":1198},"conversionBanner",{"internalName":1200,"categories":1201,"headline":1204,"subheadline":1205,"keyMetricValue":1206,"keyMetricLabel":1207,"visualAsset":1208,"ctaText":1229,"ctaUrl":1230,"theme":1231,"slug":1232},"BUYER - Marketplace Simplicity - Blog",[1202],{"sys":1203},{"type":11,"linkType":15,"id":14},"Investissez dans des biens déjà loués","Pas de recherche de locataire, rendement dès le premier jour\u003Cbr>\nTous les biens ont été analysé et vérifiés","100%","déjà loués",{"metadata":1209,"sys":1212,"fields":1219},{"tags":1210,"concepts":1211},[],[],{"space":1213,"id":1215,"type":156,"createdAt":1216,"updatedAt":1216,"environment":1217,"publishedVersion":48,"revision":34,"locale":28},{"sys":1214},{"type":11,"linkType":12,"id":13},"157jI1oCXzEDQPdw1PUAwm","2026-01-22T12:24:48.099Z",{"sys":1218},{"id":20,"type":11,"linkType":21},{"title":1220,"description":162,"file":1221},"Homme café ordinateur",{"url":1222,"details":1223,"fileName":1228,"contentType":170},"\u002F\u002Fimages.ctfassets.net\u002Fu8q7ohrvdh1o\u002F157jI1oCXzEDQPdw1PUAwm\u002Fc98f15457af409c8a3c57a83aa41694d\u002FGenerated_Image_January_22__2026_-_1_24PM.jpeg",{"size":1224,"image":1225},1088895,{"width":1226,"height":1227},1376,768,"Generated Image January 22, 2026 - 1_24PM.jpeg","Voir toutes les opportunités","https:\u002F\u002Fwww.trackstone.fr\u002Fbiens","dark gradient","buyer-marketplace-simplicity-blog","Apport-cession 2026 : comment continuer à investir dans l'immobilier ?","apport-cession-immobilier",{"metadata":1236,"sys":1239,"fields":1246},{"tags":1237,"concepts":1238},[],[],{"space":1240,"id":1242,"type":156,"createdAt":1243,"updatedAt":1243,"environment":1244,"publishedVersion":69,"revision":34,"locale":28},{"sys":1241},{"type":11,"linkType":12,"id":13},"27dVNK2o479Tcg7QLdMl3b","2025-05-15T01:56:52.878Z",{"sys":1245},{"id":20,"type":11,"linkType":21},{"title":1247,"description":162,"file":1248},"calcul fiscalité",{"url":1249,"details":1250,"fileName":1255,"contentType":170},"\u002F\u002Fimages.ctfassets.net\u002Fu8q7ohrvdh1o\u002F27dVNK2o479Tcg7QLdMl3b\u002F9590c033fbfc3a1bbd2e951dee21d5f8\u002F20001.jpg",{"size":1251,"image":1252},450964,{"width":1253,"height":1254},1000,667,"20001.jpg","Certaines activités immobilières sortent du périmètre éligible, les seuils se durcissent, les délais s'allongent.",{"nodeType":197,"data":1258,"content":1259},{},[1260,1267,1274,1281,1300,1307,1326,1333,1340,1347,1366,1373,1380,1387,1394,1447,1466,1473,1480,1487,1494,1501,1532,1539,1546,1553,1570,1577,1584,1591,1632,1651,1675,1682,1689,1696,1715,1722,1752,1769,1776,1783,1802,1809,1816,1835,1842,1849,1856,1875,1882,1889,1896,1920,1956,1968,1975,1982,1989,2008],{"nodeType":196,"data":1261,"content":1262},{},[1263],{"nodeType":182,"value":1264,"marks":1265,"data":1266},"Des milliers de dirigeants utilisent chaque année le dispositif d'apport-cession pour céder leur entreprise tout en différant l'imposition de leur plus-value. Pendant longtemps, l'immobilier constituait l'une des destinations privilégiées pour réemployer ce produit de cession. La loi de finances pour 2026 vient de redistribuer les cartes de façon discrète mais conséquente. Certaines activités immobilières sortent du périmètre éligible, les seuils se durcissent, les délais s'allongent.",[],{},{"nodeType":196,"data":1268,"content":1269},{},[1270],{"nodeType":182,"value":1271,"marks":1272,"data":1273},"Bonne nouvelle : l'immobilier n'est pas totalement exclu. Il faut simplement savoir où regarder.",[],{},{"nodeType":251,"data":1275,"content":1276},{},[1277],{"nodeType":182,"value":1278,"marks":1279,"data":1280},"Qu'est-ce que l'apport-cession et comment fonctionne le report d'imposition ?",[],{},{"nodeType":196,"data":1282,"content":1283},{},[1284,1288,1296],{"nodeType":182,"value":1285,"marks":1286,"data":1287},"L'apport-cession est un mécanisme fiscal prévu à l'article 150-0 B ter du Code général des impôts. Il permet à un entrepreneur ou un investisseur d'apporter les titres de sa société à une holding qu'il contrôle, puis de laisser cette holding procéder à la cession. La ",[],{},{"nodeType":191,"data":1289,"content":1291},{"uri":1290},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Ffinance\u002Fplus-value-immobiliere",[1292],{"nodeType":182,"value":1293,"marks":1294,"data":1295},"plus-value immobilière",[],{},{"nodeType":182,"value":1297,"marks":1298,"data":1299}," générée n'est pas immédiatement imposée : elle est mise en report d'imposition.",[],{},{"nodeType":196,"data":1301,"content":1302},{},[1303],{"nodeType":182,"value":1304,"marks":1305,"data":1306},"Concrètement, cela signifie que le dirigeant peut réinvestir 100 % du produit de cession, là où une cession classique lui laisserait environ 70 % une fois l'impôt payé. L'effet de levier est considérable sur le long terme.",[],{},{"nodeType":196,"data":1308,"content":1309},{},[1310,1314,1322],{"nodeType":182,"value":1311,"marks":1312,"data":1313},"Le report d'imposition ne signifie pas exonération. L'impôt reste dû et devient exigible si certaines conditions ne sont pas respectées : cession des titres de la holding, non-respect de l'obligation de réinvestissement, ou donation dans certains cas. Pour bénéficier pleinement du dispositif, la holding doit être soumise à l'impôt sur les sociétés et contrôlée par l'apporteur. La maîtrise de la ",[],{},{"nodeType":191,"data":1315,"content":1317},{"uri":1316},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Ffiscalite-investissement-locatif",[1318],{"nodeType":182,"value":1319,"marks":1320,"data":1321},"fiscalité de l'investissement locatif",[],{},{"nodeType":182,"value":1323,"marks":1324,"data":1325}," est ici un prérequis pour tout dirigeant envisageant un remploi immobilier.",[],{},{"nodeType":251,"data":1327,"content":1328},{},[1329],{"nodeType":182,"value":1330,"marks":1331,"data":1332},"Ce que change la loi de finances 2026 pour l'investissement immobilier",[],{},{"nodeType":196,"data":1334,"content":1335},{},[1336],{"nodeType":182,"value":1337,"marks":1338,"data":1339},"C'est le coeur du sujet, et l'information qui circule encore trop peu parmi les dirigeants et leurs conseils. La réforme 2026 touche quatre points précis.",[],{},{"nodeType":286,"data":1341,"content":1342},{},[1343],{"nodeType":182,"value":1344,"marks":1345,"data":1346},"Le seuil de réinvestissement passe de 60 % à 70 %",[],{},{"nodeType":196,"data":1348,"content":1349},{},[1350,1354,1362],{"nodeType":182,"value":1351,"marks":1352,"data":1353},"Avant la réforme, la holding devait réinvestir au minimum 60 % du produit de cession dans une activité économique éligible pour maintenir le report. Ce seuil monte à 70 %. Cela réduit mécaniquement la part disponible pour d'autres usages, et oblige à une planification plus rigoureuse du remploi. Les dirigeants doivent réévaluer leur stratégie à l'aune de cette nouvelle contrainte, en s'appuyant sur des ",[],{},{"nodeType":191,"data":1355,"content":1357},{"uri":1356},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Fkpi-immobliers-investissement-locatif",[1358],{"nodeType":182,"value":1359,"marks":1360,"data":1361},"indicateurs clés de performance immobiliers",[],{},{"nodeType":182,"value":1363,"marks":1364,"data":1365}," fiables pour arbitrer leurs choix.",[],{},{"nodeType":286,"data":1367,"content":1368},{},[1369],{"nodeType":182,"value":1370,"marks":1371,"data":1372},"Le délai de réinvestissement passe de 2 à 3 ans",[],{},{"nodeType":196,"data":1374,"content":1375},{},[1376],{"nodeType":182,"value":1377,"marks":1378,"data":1379},"La holding dispose désormais de 3 ans après la cession des titres pour effectuer ce réinvestissement, contre 2 ans auparavant. Ce délai plus long peut sembler favorable, mais il impose aussi de conserver les actifs réinvestis pendant 5 ans (contre 1 an avant la réforme). La durée de détention totale s'allonge donc significativement.",[],{},{"nodeType":286,"data":1381,"content":1382},{},[1383],{"nodeType":182,"value":1384,"marks":1385,"data":1386},"Les activités immobilières sortent en grande partie du périmètre éligible",[],{},{"nodeType":196,"data":1388,"content":1389},{},[1390],{"nodeType":182,"value":1391,"marks":1392,"data":1393},"C'est le changement le plus impactant pour les investisseurs immobiliers. Sont désormais explicitement exclus du réinvestissement éligible :",[],{},{"nodeType":1150,"data":1395,"content":1396},{},[1397,1407,1417,1427,1437],{"nodeType":1154,"data":1398,"content":1399},{},[1400],{"nodeType":196,"data":1401,"content":1402},{},[1403],{"nodeType":182,"value":1404,"marks":1405,"data":1406},"la promotion immobilière",[],{},{"nodeType":1154,"data":1408,"content":1409},{},[1410],{"nodeType":196,"data":1411,"content":1412},{},[1413],{"nodeType":182,"value":1414,"marks":1415,"data":1416},"l'activité de marchand de biens",[],{},{"nodeType":1154,"data":1418,"content":1419},{},[1420],{"nodeType":196,"data":1421,"content":1422},{},[1423],{"nodeType":182,"value":1424,"marks":1425,"data":1426},"l'activité de lotisseur",[],{},{"nodeType":1154,"data":1428,"content":1429},{},[1430],{"nodeType":196,"data":1431,"content":1432},{},[1433],{"nodeType":182,"value":1434,"marks":1435,"data":1436},"la gestion locative passive (immobilier locatif nu, SCI patrimoniale)",[],{},{"nodeType":1154,"data":1438,"content":1439},{},[1440],{"nodeType":196,"data":1441,"content":1442},{},[1443],{"nodeType":182,"value":1444,"marks":1445,"data":1446},"potentiellement les agences immobilières, syndics et administrateurs de biens, selon le renvoi à la définition de la loi TEPA",[],{},{"nodeType":196,"data":1448,"content":1449},{},[1450,1454,1462],{"nodeType":182,"value":1451,"marks":1452,"data":1453},"Ces formes de remploi étaient pourtant très utilisées dans les schémas d'apport-cession, notamment via des club deals immobiliers ou des structures en SCI. Leur exclusion est une rupture nette avec la pratique antérieure. En parallèle, les ",[],{},{"nodeType":191,"data":1455,"content":1457},{"uri":1456},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Ffinance\u002Fles-dispositifs-fiscaux-immobiliers-en-2025",[1458],{"nodeType":182,"value":1459,"marks":1460,"data":1461},"dispositifs fiscaux immobiliers en 2026",[],{},{"nodeType":182,"value":1463,"marks":1464,"data":1465}," ont eux aussi été profondément remaniés, ce qui oblige à repenser l'ensemble de la stratégie patrimoniale.",[],{},{"nodeType":286,"data":1467,"content":1468},{},[1469],{"nodeType":182,"value":1470,"marks":1471,"data":1472},"La philosophie du dispositif évolue clairement",[],{},{"nodeType":196,"data":1474,"content":1475},{},[1476],{"nodeType":182,"value":1477,"marks":1478,"data":1479},"La logique du législateur est explicite : orienter l'épargne des plus-values vers l'économie productive et réelle, et non vers la constitution d'un patrimoine immobilier passif. L'immobilier de rendement classique n'entre plus dans ce cadre.",[],{},{"nodeType":251,"data":1481,"content":1482},{},[1483],{"nodeType":182,"value":1484,"marks":1485,"data":1486},"Ce qui reste possible en immobilier : trois leviers à connaître",[],{},{"nodeType":196,"data":1488,"content":1489},{},[1490],{"nodeType":182,"value":1491,"marks":1492,"data":1493},"Avant de conclure à une exclusion totale de l'immobilier, il faut connaître les nuances que la plupart des articles du marché ne traitent pas.",[],{},{"nodeType":286,"data":1495,"content":1496},{},[1497],{"nodeType":182,"value":1498,"marks":1499,"data":1500},"La règle des 30 % libres",[],{},{"nodeType":196,"data":1502,"content":1503},{},[1504,1508,1516,1520,1528],{"nodeType":182,"value":1505,"marks":1506,"data":1507},"Seuls 70 % du produit de cession doivent obligatoirement être réinvestis dans des activités éligibles pour maintenir le report. Les 30 % restants sont libres d'allocation, y compris vers de l'immobilier exclu du dispositif. Pour un dirigeant ayant cédé son entreprise 3 millions d'euros, cela représente 900 000 euros mobilisables en immobilier patrimonial classique sans remettre en cause le report sur la totalité de la plus-value. C'est une option concrète à ne pas négliger. Ces 30 % peuvent par exemple servir à acquérir un bien déjà loué dans une ville à forte tension locative comme ",[],{},{"nodeType":191,"data":1509,"content":1511},{"uri":1510},"https:\u002F\u002Fwww.trackstone.fr\u002Fprix-immobilier\u002Flyon-69000",[1512],{"nodeType":182,"value":1513,"marks":1514,"data":1515},"Lyon",[],{},{"nodeType":182,"value":1517,"marks":1518,"data":1519}," ou ",[],{},{"nodeType":191,"data":1521,"content":1523},{"uri":1522},"https:\u002F\u002Fwww.trackstone.fr\u002Fprix-immobilier\u002Fbordeaux-33000",[1524],{"nodeType":182,"value":1525,"marks":1526,"data":1527},"Bordeaux",[],{},{"nodeType":182,"value":1529,"marks":1530,"data":1531},", où le marché reste porteur pour les investisseurs.",[],{},{"nodeType":286,"data":1533,"content":1534},{},[1535],{"nodeType":182,"value":1536,"marks":1537,"data":1538},"La stratégie des 3 ans : l'anticipation comme outil fiscal",[],{},{"nodeType":196,"data":1540,"content":1541},{},[1542],{"nodeType":182,"value":1543,"marks":1544,"data":1545},"Si les titres de la société sont apportés à la holding plus de 3 ans avant leur cession, l'obligation de réinvestissement disparaît totalement. Le report d'imposition est maintenu sans contrainte de remploi. Cette stratégie de long terme redonne une liberté complète dans l'allocation des fonds, immobilier compris, à condition d'avoir planifié l'opération suffisamment tôt. Pour un dirigeant qui n'envisage pas de céder dans l'immédiat, c'est probablement la meilleure approche fiscale et patrimoniale disponible.",[],{},{"nodeType":286,"data":1547,"content":1548},{},[1549],{"nodeType":182,"value":1550,"marks":1551,"data":1552},"L'immobilier productif reste éligible",[],{},{"nodeType":196,"data":1554,"content":1555},{},[1556,1560,1566],{"nodeType":182,"value":1557,"marks":1558,"data":1559},"Ce n'est pas l'immobilier en général qui est exclu. C'est l'immobilier passif. La construction durable, la réhabilitation de logements, le logement intermédiaire et les résidences gérées avec une activité économique réelle portée par un opérateur restent dans le périmètre. Le texte encourage même explicitement ce type d'investissement, jugé compatible avec la logique de financement de l'économie réelle. Le nouveau ",[],{},{"nodeType":191,"data":1561,"content":1562},{"uri":393},[1563],{"nodeType":182,"value":396,"marks":1564,"data":1565},[],{},{"nodeType":182,"value":1567,"marks":1568,"data":1569},", qui cible précisément le logement intermédiaire et la rénovation, s'inscrit d'ailleurs dans cette même dynamique.",[],{},{"nodeType":251,"data":1571,"content":1572},{},[1573],{"nodeType":182,"value":1574,"marks":1575,"data":1576},"Les alternatives immobilières concrètes pour réinvestir en 2026",[],{},{"nodeType":196,"data":1578,"content":1579},{},[1580],{"nodeType":182,"value":1581,"marks":1582,"data":1583},"Voici les véhicules immobiliers qui restent cohérents avec le dispositif après la réforme, classés par potentiel pratique.",[],{},{"nodeType":286,"data":1585,"content":1586},{},[1587],{"nodeType":182,"value":1588,"marks":1589,"data":1590},"Les résidences étudiantes gérées",[],{},{"nodeType":196,"data":1592,"content":1593},{},[1594,1597,1605,1609,1617,1620,1628],{"nodeType":182,"value":162,"marks":1595,"data":1596},[],{},{"nodeType":191,"data":1598,"content":1600},{"uri":1599},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Finvestir-residence-etudiante",[1601],{"nodeType":182,"value":1602,"marks":1603,"data":1604},"Investir dans une résidence étudiante",[],{},{"nodeType":182,"value":1606,"marks":1607,"data":1608}," via un opérateur agréé (bail commercial avec un gestionnaire professionnel) peut conserver son éligibilité au réinvestissement en apport-cession. L'activité économique réelle est portée par l'opérateur, ce qui distingue ce véhicule de la simple location passive. C'est également l'un des types d'investissement immobilier les plus recherchés, ce qui témoigne d'un intérêt fort de la part des investisseurs. Les villes universitaires comme ",[],{},{"nodeType":191,"data":1610,"content":1612},{"uri":1611},"https:\u002F\u002Fwww.trackstone.fr\u002Fprix-immobilier\u002Ftoulouse-31000",[1613],{"nodeType":182,"value":1614,"marks":1615,"data":1616},"Toulouse",[],{},{"nodeType":182,"value":1517,"marks":1618,"data":1619},[],{},{"nodeType":191,"data":1621,"content":1623},{"uri":1622},"https:\u002F\u002Fwww.trackstone.fr\u002Fprix-immobilier\u002Fmontpellier-34000",[1624],{"nodeType":182,"value":1625,"marks":1626,"data":1627},"Montpellier",[],{},{"nodeType":182,"value":1629,"marks":1630,"data":1631}," concentrent une demande locative étudiante particulièrement soutenue.",[],{},{"nodeType":196,"data":1633,"content":1634},{},[1635,1639,1647],{"nodeType":182,"value":1636,"marks":1637,"data":1638},"L'attention est toutefois de mise : la structure juridique doit être examinée avec un fiscaliste, car tout investissement en résidence étudiante ne qualifie pas automatiquement. Le bail commercial et la réalité de l'activité de service sont déterminants. Pour les investisseurs qui souhaitent par ailleurs optimiser leur fiscalité locative sur ce type de biens, le ",[],{},{"nodeType":191,"data":1640,"content":1642},{"uri":1641},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Flmnp-definition",[1643],{"nodeType":182,"value":1644,"marks":1645,"data":1646},"statut LMNP",[],{},{"nodeType":182,"value":1648,"marks":1649,"data":1650}," reste un cadre privilégié, d'autant que les résidences étudiantes font partie des catégories exemptées de la réintégration des amortissements à la revente.",[],{},{"nodeType":1652,"data":1653,"content":1674},"embedded-entry-block",{"target":1654},{"metadata":1655,"sys":1658,"fields":1668},{"tags":1656,"concepts":1657},[],[],{"space":1659,"id":1661,"type":15,"createdAt":1662,"updatedAt":1662,"environment":1663,"publishedVersion":23,"revision":34,"contentType":1665,"locale":28},{"sys":1660},{"type":11,"linkType":12,"id":13},"3eMqECr2xlLbsFca9sWyRA","2025-12-04T09:35:57.367Z",{"sys":1664},{"id":20,"type":11,"linkType":21},{"sys":1666},{"type":11,"linkType":26,"id":1667},"ctaActionBanner",{"name":1669,"style":1670,"title":1671,"actionTitle":1672,"actionUrl":1673},"Trouver un bien déjà loué (listing)","blue","Investissez dans un appartement déjà loué","Voir nos dernières opportunités d'investissement","https:\u002F\u002Fwww.trackstone.fr\u002Fbiens?utm_source=Blog&utm_medium=Post",[],{"nodeType":286,"data":1676,"content":1677},{},[1678],{"nodeType":182,"value":1679,"marks":1680,"data":1681},"Les résidences seniors et EHPAD",[],{},{"nodeType":196,"data":1683,"content":1684},{},[1685],{"nodeType":182,"value":1686,"marks":1687,"data":1688},"Même logique que les résidences étudiantes : l'opérateur porte une activité de service reconnue (hébergement, soin, accompagnement), et le bail commercial encadre la relation avec l'investisseur. Ces véhicules s'inscrivent dans la définition d'une activité économique réelle, et répondent à une demande structurellement croissante liée au vieillissement de la population.",[],{},{"nodeType":286,"data":1690,"content":1691},{},[1692],{"nodeType":182,"value":1693,"marks":1694,"data":1695},"Les résidences de tourisme gérées",[],{},{"nodeType":196,"data":1697,"content":1698},{},[1699,1703,1711],{"nodeType":182,"value":1700,"marks":1701,"data":1702},"Via un opérateur tel que Pierre et Vacances ou une structure équivalente, avec bail commercial, ce type de résidence peut s'inscrire dans le périmètre de l'immobilier productif. La compétition éditoriale sur ce créneau est faible, alors que la demande des investisseurs est réelle. À vérifier au cas par cas selon la structure juridique retenue. Attention cependant à la ",[],{},{"nodeType":191,"data":1704,"content":1706},{"uri":1705},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Ffinance\u002Flmnp-2026",[1707],{"nodeType":182,"value":1708,"marks":1709,"data":1710},"réforme LMNP 2026",[],{},{"nodeType":182,"value":1712,"marks":1713,"data":1714}," qui a durci la fiscalité des meublés de tourisme non classés, un paramètre à intégrer dans votre montage.",[],{},{"nodeType":286,"data":1716,"content":1717},{},[1718],{"nodeType":182,"value":1719,"marks":1720,"data":1721},"Les club deals immobiliers orientés construction ou réhabilitation",[],{},{"nodeType":196,"data":1723,"content":1724},{},[1725,1729,1737,1740,1748],{"nodeType":182,"value":1726,"marks":1727,"data":1728},"Les club deals sur de l'immobilier passif sont explicitement sortis du dispositif. En revanche, un club deal orienté construction neuve, réhabilitation d'actifs, ou logement intermédiaire peut conserver son éligibilité, sous réserve que la société cible exerce une activité économique opérationnelle. C'est un véhicule de plus en plus structuré par des CGP spécialisés, avec des tickets d'entrée élevés mais une vraie logique de réinvestissement productif. Les projets de réhabilitation dans des métropoles comme ",[],{},{"nodeType":191,"data":1730,"content":1732},{"uri":1731},"https:\u002F\u002Fwww.trackstone.fr\u002Fprix-immobilier\u002Fparis-75000",[1733],{"nodeType":182,"value":1734,"marks":1735,"data":1736},"Paris",[],{},{"nodeType":182,"value":1517,"marks":1738,"data":1739},[],{},{"nodeType":191,"data":1741,"content":1743},{"uri":1742},"https:\u002F\u002Fwww.trackstone.fr\u002Fprix-immobilier\u002Fmarseille-13000",[1744],{"nodeType":182,"value":1745,"marks":1746,"data":1747},"Marseille",[],{},{"nodeType":182,"value":1749,"marks":1750,"data":1751}," offrent un terrain particulièrement propice à ce type de montage.",[],{},{"nodeType":196,"data":1753,"content":1754},{},[1755,1758,1766],{"nodeType":182,"value":162,"marks":1756,"data":1757},[],{},{"nodeType":191,"data":1759,"content":1761},{"uri":1760},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Fclub-deal-immobilier",[1762],{"nodeType":182,"value":1763,"marks":1764,"data":1765},"Tout savoir sur les \"club deals immobiliers\"",[],{},{"nodeType":182,"value":195,"marks":1767,"data":1768},[],{},{"nodeType":286,"data":1770,"content":1771},{},[1772],{"nodeType":182,"value":1773,"marks":1774,"data":1775},"Les fonds FCPR et FPCI à orientation immobilière productive",[],{},{"nodeType":196,"data":1777,"content":1778},{},[1779],{"nodeType":182,"value":1780,"marks":1781,"data":1782},"Les fonds de capital-investissement (FCPR, FPCI) restent éligibles au réinvestissement dans le cadre du 150-0 B ter, à condition qu'ils investissent dans des sociétés exerçant une activité opérationnelle. Certains fonds à impact orientés réhabilitation, construction durable ou logement intermédiaire entrent dans ce cadre. Ils offrent une solution de diversification encadrée, avec une gestion déléguée, mais nécessitent de vérifier la documentation du fonds avant tout engagement, plusieurs fonds ayant dû actualiser leur communication suite à la réforme.",[],{},{"nodeType":196,"data":1784,"content":1785},{},[1786,1790,1798],{"nodeType":182,"value":1787,"marks":1788,"data":1789},"→ Pour en savoir plus, consultez notre comparatif des ",[],{},{"nodeType":191,"data":1791,"content":1793},{"uri":1792},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Fplateformes-investissement-locatif",[1794],{"nodeType":182,"value":1795,"marks":1796,"data":1797},"plateformes d'investissement locatif",[],{},{"nodeType":182,"value":1799,"marks":1800,"data":1801},", qui analyse les différents véhicules disponibles sur le marché en 2026.",[],{},{"nodeType":251,"data":1803,"content":1804},{},[1805],{"nodeType":182,"value":1806,"marks":1807,"data":1808},"Les risques et erreurs à éviter",[],{},{"nodeType":286,"data":1810,"content":1811},{},[1812],{"nodeType":182,"value":1813,"marks":1814,"data":1815},"Croire que tout l'immobilier est exclu",[],{},{"nodeType":196,"data":1817,"content":1818},{},[1819,1823,1831],{"nodeType":182,"value":1820,"marks":1821,"data":1822},"C'est l'erreur de lecture la plus fréquente. La réforme cible l'immobilier passif et patrimonial, pas l'immobilier productif. Un dirigeant bien conseillé peut encore construire une stratégie immobilière cohérente avec le dispositif. Le marché de l'",[],{},{"nodeType":191,"data":1824,"content":1826},{"uri":1825},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Flinvestissement-locatif-rentable-encore-possible",[1827],{"nodeType":182,"value":1828,"marks":1829,"data":1830},"investissement locatif en 2026",[],{},{"nodeType":182,"value":1832,"marks":1833,"data":1834}," reste porteur, à condition de bien calibrer son approche.",[],{},{"nodeType":286,"data":1836,"content":1837},{},[1838],{"nodeType":182,"value":1839,"marks":1840,"data":1841},"Ne pas vérifier l'éligibilité d'un fonds avant d'investir",[],{},{"nodeType":196,"data":1843,"content":1844},{},[1845],{"nodeType":182,"value":1846,"marks":1847,"data":1848},"Plusieurs fonds et structures ont communiqué sur leur éligibilité au 150-0 B ter avant la réforme 2026. Cette documentation est désormais potentiellement obsolète. Avant tout engagement, il faut exiger une confirmation écrite et actualisée de l'éligibilité du véhicule au regard des nouvelles règles.",[],{},{"nodeType":286,"data":1850,"content":1851},{},[1852],{"nodeType":182,"value":1853,"marks":1854,"data":1855},"Sous-estimer le risque de remise en cause du report",[],{},{"nodeType":196,"data":1857,"content":1858},{},[1859,1863,1871],{"nodeType":182,"value":1860,"marks":1861,"data":1862},"Si les conditions ne sont pas respectées (délai de réinvestissement dépassé, actifs cédés avant les 5 ans, activité non éligible), le report d'imposition tombe sur la totalité de la plus-value. L'impôt devient immédiatement exigible, avec les prélèvements sociaux associés. Le montage est puissant, mais les exigences de rigueur sont proportionnelles à l'avantage fiscal. Pour anticiper la charge fiscale potentielle en cas de sortie, il est utile de calculer précisément le ",[],{},{"nodeType":191,"data":1864,"content":1866},{"uri":1865},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Frendement-locatif-net-net",[1867],{"nodeType":182,"value":1868,"marks":1869,"data":1870},"rendement locatif net-net",[],{},{"nodeType":182,"value":1872,"marks":1873,"data":1874}," de chaque investissement, impôts et cotisations compris.",[],{},{"nodeType":286,"data":1876,"content":1877},{},[1878],{"nodeType":182,"value":1879,"marks":1880,"data":1881},"Confondre réinvestissement et diversification patrimoniale",[],{},{"nodeType":196,"data":1883,"content":1884},{},[1885],{"nodeType":182,"value":1886,"marks":1887,"data":1888},"Le 150-0 B ter n'est plus un outil flexible de gestion patrimoniale. C'est un mécanisme d'investissement encadré, orienté vers l'économie productive. Les stratégies qui tentent de détourner cet objectif exposent au risque d'abus de droit.",[],{},{"nodeType":251,"data":1890,"content":1891},{},[1892],{"nodeType":182,"value":1893,"marks":1894,"data":1895},"Quelle stratégie adopter selon votre profil de dirigeant ?",[],{},{"nodeType":196,"data":1897,"content":1898},{},[1899,1904,1908,1916],{"nodeType":182,"value":1900,"marks":1901,"data":1903},"Vous cédez dans moins de 3 ans.",[1902],{"type":235},{},{"nodeType":182,"value":1905,"marks":1906,"data":1907}," Mobilisez les 30 % libres sur de l'immobilier classique. Réinvestissez les 70 % contraints dans des résidences gérées éligibles, des fonds FCPR à impact ou un club deal sur un projet productif. Faites valider chaque véhicule par un fiscaliste avant engagement. C'est aussi le moment de consulter les ",[],{},{"nodeType":191,"data":1909,"content":1911},{"uri":1910},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Fprevision-taux-immobilier-2026",[1912],{"nodeType":182,"value":1913,"marks":1914,"data":1915},"prévisions de taux immobiliers en 2026",[],{},{"nodeType":182,"value":1917,"marks":1918,"data":1919}," pour optimiser le timing de vos acquisitions.",[],{},{"nodeType":196,"data":1921,"content":1922},{},[1923,1928,1932,1940,1944,1952],{"nodeType":182,"value":1924,"marks":1925,"data":1927},"Vous planifiez à plus de 3 ans.",[1926],{"type":235},{},{"nodeType":182,"value":1929,"marks":1930,"data":1931}," ",[],{},{"nodeType":191,"data":1933,"content":1935},{"uri":1934},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Ffinance\u002Fapport-de-titres-a-une-holding",[1936],{"nodeType":182,"value":1937,"marks":1938,"data":1939},"Apportez vos titres à la holding maintenant",[],{},{"nodeType":182,"value":1941,"marks":1942,"data":1943},", attendez les 3 ans, et vous retrouvez une liberté totale de réinvestissement, immobilier compris, sans contrainte de remploi. C'est la stratégie la plus souple sur le long terme. Vous pourrez alors viser un ",[],{},{"nodeType":191,"data":1945,"content":1947},{"uri":1946},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Fbon-rendement-locatif",[1948],{"nodeType":182,"value":1949,"marks":1950,"data":1951},"bon rendement locatif",[],{},{"nodeType":182,"value":1953,"marks":1954,"data":1955}," sans les contraintes du remploi obligatoire.",[],{},{"nodeType":196,"data":1957,"content":1958},{},[1959,1964],{"nodeType":182,"value":1960,"marks":1961,"data":1963},"Vous êtes déjà en report d'imposition.",[1962],{"type":235},{},{"nodeType":182,"value":1965,"marks":1966,"data":1967}," Les règles pré-2026 continuent de s'appliquer à votre situation. Les options immobilières que vous aviez avant la réforme restent ouvertes. Aucune rétroactivité n'a été introduite.",[],{},{"nodeType":251,"data":1969,"content":1970},{},[1971],{"nodeType":182,"value":1972,"marks":1973,"data":1974},"Pour résumer",[],{},{"nodeType":196,"data":1976,"content":1977},{},[1978],{"nodeType":182,"value":1979,"marks":1980,"data":1981},"La réforme 2026 du dispositif d'apport-cession est réelle et conséquente pour les investisseurs immobiliers. Elle ne ferme pas toutes les portes, mais elle oblige à passer d'une logique patrimoniale passive à une logique d'investissement productif. Les résidences gérées, les fonds à impact et les club deals orientés construction restent des options viables, à condition d'être correctement structurés et validés par un conseil spécialisé.",[],{},{"nodeType":196,"data":1983,"content":1984},{},[1985],{"nodeType":182,"value":1986,"marks":1987,"data":1988},"Le 150-0 B ter reste l'un des leviers fiscaux les plus puissants pour un dirigeant cédant son entreprise. Il demande simplement, en 2026, plus d'anticipation et plus de rigueur qu'avant.",[],{},{"nodeType":196,"data":1990,"content":1991},{},[1992,1996,2004],{"nodeType":182,"value":1993,"marks":1994,"data":1995},"Vous souhaitez évaluer votre situation au regard de ces nouvelles règles ? Un avocat fiscaliste ou un conseiller en gestion de patrimoine spécialisé peut vous aider à structurer votre projet de cession en tenant compte de l'ensemble de ces paramètres. Et pour la partie réinvestissement en immobilier locatif direct, Trackstone vous accompagne avec des biens déjà loués, analysés comme des produits financiers, et une ",[],{},{"nodeType":191,"data":1997,"content":1999},{"uri":1998},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Facheter\u002Frentabilite-locative",[2000],{"nodeType":182,"value":2001,"marks":2002,"data":2003},"rentabilité locative",[],{},{"nodeType":182,"value":2005,"marks":2006,"data":2007}," calculée de manière transparente pour chaque opportunité.",[],{},{"nodeType":196,"data":2009,"content":2010},{},[2011],{"nodeType":182,"value":162,"marks":2012,"data":2013},[],{},{"metadata":2015,"sys":2018,"fields":2028},{"tags":2016,"concepts":2017},[],[],{"space":2019,"id":2021,"type":15,"createdAt":2022,"updatedAt":2022,"environment":2023,"publishedVersion":48,"revision":34,"contentType":2025,"locale":28},{"sys":2020},{"type":11,"linkType":12,"id":13},"3y1sl1tEoh7CmsAlBvXKlq","2026-03-26T13:45:40.853Z",{"sys":2024},{"id":20,"type":11,"linkType":21},{"sys":2026},{"type":11,"linkType":26,"id":2027},"seoComponent",{"pageTitle":1233,"pageDescription":2029,"ratingValue":2030,"ratingCount":2031},"La réforme 2026 du dispositif d'apport-cession est réelle et conséquente pour les investisseurs immobiliers. Elle ne ferme pas toutes les portes, mais elle oblige à passer d'une logique patrimoniale passive à une logique d'investissement productif. ",4.9,142,[2033],{"nodeType":182,"value":2034,"marks":2035,"data":2036},"Que change la loi de finance 2026 sur l'apport-cession dans l'immobilier ?",[],{},{"nodeType":182,"value":162,"marks":2038,"data":2039},[],{},{"nodeType":196,"data":2041,"content":2042},{},[2043],{"nodeType":182,"value":162,"marks":2044,"data":2045},[],{},{"metadata":2047,"sys":2050,"fields":2059},{"tags":2048,"concepts":2049},[],[],{"space":2051,"id":2053,"type":15,"createdAt":2054,"updatedAt":2054,"environment":2055,"publishedVersion":48,"revision":34,"contentType":2057,"locale":28},{"sys":2052},{"type":11,"linkType":12,"id":13},"QznHO1WgV1F74iZ56v9t9","2026-02-15T12:46:40.312Z",{"sys":2056},{"id":20,"type":11,"linkType":21},{"sys":2058},{"type":11,"linkType":26,"id":2027},{"pageTitle":2060,"pageDescription":2061,"ratingValue":2030,"ratingCount":2031},"Micro-foncier 2026 : abattement de 50% ou 30% ?","Micro-foncier 2026 : l'abattement reste à 30%, le 50% n'a pas abouti. 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