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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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Suivez-moi sur ","text",{"data":185,"content":187,"nodeType":192},{"uri":186},"https:\u002F\u002Fwww.linkedin.com\u002Fin\u002Fflorent-vaudelin-4777ab7\u002F",[188],{"data":189,"marks":190,"value":191,"nodeType":183},{},[],"Linkedin","hyperlink",{"data":194,"marks":195,"value":196,"nodeType":183},{},[],".","paragraph","document","fv",{"metadata":201,"sys":204,"fields":211},{"tags":202,"concepts":203},[],[],{"space":205,"id":207,"type":157,"createdAt":208,"updatedAt":208,"environment":209,"publishedVersion":69,"revision":34,"locale":28},{"sys":206},{"type":11,"linkType":12,"id":13},"3fdFFb5fXBSmSiaXSd1WKY","2026-03-11T12:47:01.246Z",{"sys":210},{"id":20,"type":11,"linkType":21},{"title":119,"description":163,"file":212},{"url":213,"details":214,"fileName":219,"contentType":171},"\u002F\u002Fimages.ctfassets.net\u002Fu8q7ohrvdh1o\u002F3fdFFb5fXBSmSiaXSd1WKY\u002Fd0d216527cf3f6a8bad6cb319f50a96c\u002FOuÌ__investir_en_montagne_et_station_de_ski_en_2026___4_.jpg",{"size":215,"image":216},172732,{"width":217,"height":218},1200,650,"Où investir en montagne et station de ski en 2026  (4).jpg",{"nodeType":198,"data":221,"content":222},{},[223,230,237,302,312,319,326,351,359,371,378,385,392,399,434,441,464,472,479,507,514,530,538,545,557,564,571,594,617,625,632,648,655,662,685,693,711,734,741,749,772],{"nodeType":197,"data":224,"content":225},{},[226],{"nodeType":183,"value":227,"marks":228,"data":229},"Vous êtes propriétaire d'un local commercial et vous envisagez de le céder. La démarche diffère sensiblement d'une vente immobilière classique : le locataire dispose d'un droit de préemption, la valorisation repose sur le rendement locatif et non sur le prix au mètre carré, et la fiscalité sur la plus-value s'applique sans exonération possible.",[],{},{"nodeType":197,"data":231,"content":232},{},[233],{"nodeType":183,"value":234,"marks":235,"data":236},"Ce guide couvre l'intégralité du processus : comment fixer le prix, quelles obligations respecter vis-à-vis du locataire, comment se déroule la vente et quel impact fiscal anticiper.",[],{},{"nodeType":238,"data":239,"content":301},"embedded-entry-block",{"target":240},{"metadata":241,"sys":244,"fields":254},{"tags":242,"concepts":243},[],[],{"space":245,"id":247,"type":15,"createdAt":248,"updatedAt":248,"environment":249,"publishedVersion":114,"revision":34,"contentType":251,"locale":28},{"sys":246},{"type":11,"linkType":12,"id":13},"5C4OnaipOu7n5srEqhny3J","2024-09-17T14:06:09.949Z",{"sys":250},{"id":20,"type":11,"linkType":21},{"sys":252},{"type":11,"linkType":26,"id":253},"ctaImage",{"title":255,"actionUrl":256,"desktopImage":257,"mobileImage":282},"Vendez votre bien occupé","https:\u002F\u002Fwww.trackstone.fr\u002Fvendre-mon-bien?utm_source=blog&utm_medium=organic&utm_campaign=CTA&utm_content=image",{"metadata":258,"sys":261,"fields":270},{"tags":259,"concepts":260},[],[],{"space":262,"id":264,"type":157,"createdAt":265,"updatedAt":266,"environment":267,"publishedVersion":269,"revision":69,"locale":28},{"sys":263},{"type":11,"linkType":12,"id":13},"1UtqswB4Xinz779vJGH4oY","2024-09-17T13:45:11.826Z","2024-09-17T15:17:31.203Z",{"sys":268},{"id":20,"type":11,"linkType":21},18,{"title":271,"description":272,"file":273},"vente bien occcupé","Vendez votre bien occupé avec Trackstone ",{"url":274,"details":275,"fileName":280,"contentType":281},"\u002F\u002Fimages.ctfassets.net\u002Fu8q7ohrvdh1o\u002F1UtqswB4Xinz779vJGH4oY\u002Fcaff03f6c90d35264930608ad3da375a\u002F4.png",{"size":276,"image":277},93277,{"width":278,"height":279},620,315,"4.png","image\u002Fpng",{"metadata":283,"sys":286,"fields":294},{"tags":284,"concepts":285},[],[],{"space":287,"id":289,"type":157,"createdAt":290,"updatedAt":290,"environment":291,"publishedVersion":293,"revision":34,"locale":28},{"sys":288},{"type":11,"linkType":12,"id":13},"6jevassQj1pIjqQgfyJIuI","2024-09-17T13:47:11.818Z",{"sys":292},{"id":20,"type":11,"linkType":21},14,{"title":295,"description":296,"file":297},"Vendez votre bien déjà loué ","Vous avez un bien occupé ? Vendez-le avec Trackstone pour une vente rapide et simple. ",{"url":298,"details":299,"fileName":280,"contentType":281},"\u002F\u002Fimages.ctfassets.net\u002Fu8q7ohrvdh1o\u002F6jevassQj1pIjqQgfyJIuI\u002F7bb954a2ca89440191114c20de357edd\u002F4.png",{"size":276,"image":300},{"width":278,"height":279},[],{"nodeType":303,"data":304,"content":305},"heading-2",{},[306],{"nodeType":183,"value":307,"marks":308,"data":311},"Murs commerciaux ou fonds de commerce : quelle est la différence ?",[309],{"type":310},"bold",{},{"nodeType":197,"data":313,"content":314},{},[315],{"nodeType":183,"value":316,"marks":317,"data":318},"Avant d'entamer toute démarche, il est utile de clarifier ce que recouvre exactement la vente des murs d'un local commercial. Les murs désignent uniquement le bien immobilier, sans inclure le droit d'exploitation de l'activité qui y est exercée. Le fonds de commerce, lui, correspond à la cession de l'activité commerciale. Ce sont deux ventes juridiquement distinctes qui ne se confondent pas.",[],{},{"nodeType":197,"data":320,"content":321},{},[322],{"nodeType":183,"value":323,"marks":324,"data":325},"Concrètement : un restaurateur peut vendre ses murs à un investisseur tout en conservant son activité via le bail commercial. À l'inverse, il peut céder son fonds de commerce à un repreneur sans que les murs ne changent de main.",[],{},{"nodeType":197,"data":327,"content":328},{},[329,333,347],{"nodeType":183,"value":330,"marks":331,"data":332},"Le propriétaire des murs peut être le commerçant exploitant lui-même le fonds, ou bien un bailleur investisseur qui loue le local à un tiers. Dans ce deuxième cas, les murs occupés constituent un produit financier à part entière, évalué sur ses performances locatives. Pour comprendre",[],{},{"nodeType":192,"data":334,"content":336},{"uri":335},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Fvendre\u002Festimation-bien-loue",[337,341],{"nodeType":183,"value":338,"marks":339,"data":340}," ",[],{},{"nodeType":183,"value":342,"marks":343,"data":346},"comment calculer la valeur d'un bien immobilier loué",[344],{"type":345},"underline",{},{"nodeType":183,"value":348,"marks":349,"data":350},", les méthodes de valorisation applicables aux biens occupés sont identiques en résidentiel et en commercial.",[],{},{"nodeType":303,"data":352,"content":353},{},[354],{"nodeType":183,"value":355,"marks":356,"data":358},"Comment fixer le prix de vente des murs d'un local commercial ?",[357],{"type":310},{},{"nodeType":197,"data":360,"content":361},{},[362,367],{"nodeType":183,"value":363,"marks":364,"data":366},"C'est la question centrale de toute cession.",[365],{"type":310},{},{"nodeType":183,"value":368,"marks":369,"data":370}," Contrairement à un logement dont la valeur repose sur le prix au mètre carré du quartier, un local commercial se valorise avant tout par sa capacité à générer des revenus. C'est cette logique de rendement qui structure l'ensemble du marché de l'immobilier professionnel.",[],{},{"nodeType":197,"data":372,"content":373},{},[374],{"nodeType":183,"value":375,"marks":376,"data":377},"L'estimation repose principalement sur la capitalisation du loyer : on divise le loyer annuel net par un taux de rendement attendu, lui-même fonction de l'emplacement, de la solidité du locataire et de la durée résiduelle du bail. Exemple : un local générant 18 000 € de loyer annuel, cédé avec un taux de capitalisation de 6 %, vaut 300 000 €. Plus le taux retenu est bas, plus la valeur est élevée.",[],{},{"nodeType":197,"data":379,"content":380},{},[381],{"nodeType":183,"value":382,"marks":383,"data":384},"Le prix d'acquisition intègre des dimensions absentes du résidentiel. La qualité du locataire en place, la durée restante du bail, le montant du loyer et le potentiel de revalorisation pèsent directement dans l'équation. Un même local peut valoir 300 000 ou 400 000 euros selon qu'il est loué à une enseigne nationale avec un bail ferme de 9 ans ou occupé par un indépendant en fin de bail.",[],{},{"nodeType":197,"data":386,"content":387},{},[388],{"nodeType":183,"value":389,"marks":390,"data":391},"Le prix moyen d'un local commercial en France fin 2024 est évalué à 1 936 € par m², avec une surface moyenne de 188 m², ce qui représente un prix estimé à 363 968 €. Ces chiffres varient fortement selon les villes et les emplacements.",[],{},{"nodeType":197,"data":393,"content":394},{},[395],{"nodeType":183,"value":396,"marks":397,"data":398},"Le choix de l'emplacement est le facteur déterminant. Le marché distingue trois niveaux.",[],{},{"nodeType":400,"data":401,"content":402},"unordered-list",{},[403,414,424],{"nodeType":404,"data":405,"content":406},"list-item",{},[407],{"nodeType":197,"data":408,"content":409},{},[410],{"nodeType":183,"value":411,"marks":412,"data":413},"L'emplacement n°1 correspond aux zones à très forte fréquentation : rues piétonnes, centres-villes historiques, proximité des transports. Il garantit un flux de clientèle constant et une vacance quasi nulle. En contrepartie, le prix des murs y est très élevé.",[],{},{"nodeType":404,"data":415,"content":416},{},[417],{"nodeType":197,"data":418,"content":419},{},[420],{"nodeType":183,"value":421,"marks":422,"data":423},"L'emplacement n°1 bis se situe à proximité immédiate de la zone la plus prisée. Le flux de passage est légèrement inférieur mais le rapport qualité-prix est souvent plus favorable pour l'investisseur.",[],{},{"nodeType":404,"data":425,"content":426},{},[427],{"nodeType":197,"data":428,"content":429},{},[430],{"nodeType":183,"value":431,"marks":432,"data":433},"L'emplacement n°2, plus éloigné du cœur de la zone commerciale, se négocie à un tarif bien inférieur. Il convient davantage aux activités de destination (services, professions de santé) qui ne dépendent pas du flux de passage.",[],{},{"nodeType":197,"data":435,"content":436},{},[437],{"nodeType":183,"value":438,"marks":439,"data":440},"Dans les grandes artères commerçantes des métropoles, le rendement brut oscille entre 4 et 6 %. Le risque de vacance est faible et la valeur marchande du bien tend à progresser dans le temps. Dans les villes moyennes et zones secondaires, les rendements grimpent entre 7 et 9 %. Le prix d'acquisition est plus accessible mais le risque de vacance locative est plus élevé et le pool de locataires potentiels plus restreint.",[],{},{"nodeType":442,"data":443,"content":463},"embedded-asset-block",{"target":444},{"metadata":445,"sys":448,"fields":455},{"tags":446,"concepts":447},[],[],{"space":449,"id":451,"type":157,"createdAt":452,"updatedAt":452,"environment":453,"publishedVersion":48,"revision":34,"locale":28},{"sys":450},{"type":11,"linkType":12,"id":13},"Dhwyt6qSV7ygFCDOgS5da","2026-03-11T12:48:34.665Z",{"sys":454},{"id":20,"type":11,"linkType":21},{"title":456,"description":163,"file":457},"Comment financer l'achat de murs commerciaux ?",{"url":458,"details":459,"fileName":462,"contentType":171},"\u002F\u002Fimages.ctfassets.net\u002Fu8q7ohrvdh1o\u002FDhwyt6qSV7ygFCDOgS5da\u002F8e51c099e6aa8bd5f0a2602de512aac2\u002FOuÌ__investir_en_montagne_et_station_de_ski_en_2026___5_.jpg",{"size":460,"image":461},128241,{"width":217,"height":218},"Où investir en montagne et station de ski en 2026  (5).jpg",[],{"nodeType":303,"data":465,"content":466},{},[467],{"nodeType":183,"value":468,"marks":469,"data":471},"Quelles sont les obligations du propriétaire avant de vendre ?",[470],{"type":310},{},{"nodeType":197,"data":473,"content":474},{},[475],{"nodeType":183,"value":476,"marks":477,"data":478},"Vendre des murs commerciaux engage plusieurs obligations légales incontournables.",[],{},{"nodeType":197,"data":480,"content":481},{},[482,487,491,503],{"nodeType":183,"value":483,"marks":484,"data":486},"La notification au locataire est la première étape.",[485],{"type":310},{},{"nodeType":183,"value":488,"marks":489,"data":490}," Avant toute mise en vente effective, le bailleur doit adresser une offre formelle à son locataire par lettre recommandée avec accusé de réception, mentionnant le prix et les conditions de la cession. L'omission de cette étape peut entraîner l'annulation de la vente devant le tribunal judiciaire. Ce principe est identique à celui qui s'applique lors de la",[],{},{"nodeType":192,"data":492,"content":494},{"uri":493},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Fvendre\u002Fconge-pour-vente",[495,498],{"nodeType":183,"value":338,"marks":496,"data":497},[],{},{"nodeType":183,"value":499,"marks":500,"data":502},"vente d'un bien loué en résidentiel",[501],{"type":345},{},{"nodeType":183,"value":504,"marks":505,"data":506}," : le locataire doit toujours être informé en priorité.",[],{},{"nodeType":197,"data":508,"content":509},{},[510],{"nodeType":183,"value":511,"marks":512,"data":513},"Le bailleur doit également fournir un dossier de diagnostics techniques complet : état amiante, DPE, diagnostic électricité et gaz selon l'ancienneté du bien. Ces documents sont obligatoires pour la signature du compromis.",[],{},{"nodeType":197,"data":515,"content":516},{},[517,521,526],{"nodeType":183,"value":518,"marks":519,"data":520},"Enfin, si le bien est soumis à un droit de préemption urbain exercé par la commune, celui-ci prime sur celui du locataire commerçant. ",[],{},{"nodeType":183,"value":522,"marks":523,"data":525},"Le bail commercial en cours est transmis de plein droit à l'acquéreur",[524],{"type":310},{},{"nodeType":183,"value":527,"marks":528,"data":529}," : le nouveau propriétaire reprend les droits et obligations du vendeur vis-à-vis du locataire et ne peut pas modifier unilatéralement le loyer ou les termes du contrat.",[],{},{"nodeType":303,"data":531,"content":532},{},[533],{"nodeType":183,"value":534,"marks":535,"data":537},"Quelles sont les étapes de la vente des murs d'un local commercial ?",[536],{"type":310},{},{"nodeType":197,"data":539,"content":540},{},[541],{"nodeType":183,"value":542,"marks":543,"data":544},"Le processus se déroule en plusieurs phases successives qu'il est important d'anticiper dans le bon ordre.",[],{},{"nodeType":197,"data":546,"content":547},{},[548,553],{"nodeType":183,"value":549,"marks":550,"data":552},"La préparation du dossier",[551],{"type":310},{},{"nodeType":183,"value":554,"marks":555,"data":556}," est le point de départ. Elle comprend les diagnostics immobiliers obligatoires, la collecte des documents juridiques liés au bail (contrat, avenants, historique des loyers, PV d'assemblée générale si copropriété) et l'évaluation du bien.",[],{},{"nodeType":197,"data":558,"content":559},{},[560],{"nodeType":183,"value":561,"marks":562,"data":563},"Vient ensuite la notification obligatoire au locataire. Ce n'est qu'après l'expiration du délai d'un mois sans réponse favorable que le bien peut être proposé à des acquéreurs tiers.",[],{},{"nodeType":197,"data":565,"content":566},{},[567],{"nodeType":183,"value":568,"marks":569,"data":570},"Une fois l'acquéreur trouvé, un compromis de vente est signé, suivi de l'acte authentique chez le notaire. Le contrat doit mentionner la répartition des taxes et impôts entre le vendeur et l'acheteur, généralement calculée au prorata temporis. Les frais de notaire sont à la charge de l'acquéreur et représentent environ 7 à 8 % du prix dans l'ancien.",[],{},{"nodeType":197,"data":572,"content":573},{},[574,578,590],{"nodeType":183,"value":575,"marks":576,"data":577},"Pour le choix de la méthode de vente, deux approches coexistent : passer par un agent spécialisé en immobilier commercial, ou vendre directement à des investisseurs via des plateformes dédiées. La deuxième option réduit les délais et les frais d'intermédiation. C'est d'ailleurs l'un des",[],{},{"nodeType":192,"data":579,"content":581},{"uri":580},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Fvendre\u002Fvendre-bien-loue-avantages",[582,585],{"nodeType":183,"value":338,"marks":583,"data":584},[],{},{"nodeType":183,"value":586,"marks":587,"data":589},"avantages notables de vendre un bien occupé",[588],{"type":345},{},{"nodeType":183,"value":591,"marks":592,"data":593}," : le bien est présenté comme un produit financier à des acquéreurs qui savent évaluer un rendement, sans attendre la fin du bail.",[],{},{"nodeType":238,"data":595,"content":616},{"target":596},{"metadata":597,"sys":600,"fields":611},{"tags":598,"concepts":599},[],[],{"space":601,"id":603,"type":15,"createdAt":604,"updatedAt":604,"environment":605,"publishedVersion":607,"revision":34,"contentType":608,"locale":28},{"sys":602},{"type":11,"linkType":12,"id":13},"75VZGI415VWX75hgUEFzvZ","2026-02-16T07:00:17.795Z",{"sys":606},{"id":20,"type":11,"linkType":21},5,{"sys":609},{"type":11,"linkType":26,"id":610},"ctaActionBanner",{"name":612,"style":613,"title":612,"actionTitle":614,"actionUrl":615},"Diversifiez votre patrimoine avec des murs commerciaux occupés","black","Voir les locaux commerciaux disponibles","https:\u002F\u002Fwww.trackstone.fr\u002Fbiens?types=6",[],{"nodeType":303,"data":618,"content":619},{},[620],{"nodeType":183,"value":621,"marks":622,"data":624},"Quelle fiscalité s'applique à la vente de murs commerciaux ?",[623],{"type":310},{},{"nodeType":197,"data":626,"content":627},{},[628],{"nodeType":183,"value":629,"marks":630,"data":631},"Les murs commerciaux n'échappent pas à l'impôt sur la plus-value, contrairement à la résidence principale. 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En cas d'impossibilité de justifier les montants exacts, il est possible de déduire un montant forfaitaire de 7,5 % du prix d'achat.",[],{},{"nodeType":197,"data":656,"content":657},{},[658],{"nodeType":183,"value":659,"marks":660,"data":661},"Pour une société soumise à l'IS, c'est la plus-value professionnelle qui s'applique, avec un traitement différent selon la durée de détention (court terme ou long terme).",[],{},{"nodeType":197,"data":663,"content":664},{},[665,669,681],{"nodeType":183,"value":666,"marks":667,"data":668},"La vente de locaux commerciaux est généralement soumise à la TVA au taux normal de 20 %, avec des exceptions pour certaines destinations ou zones géographiques spécifiques. 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C'est en réalité l'inverse pour un acquéreur investisseur : les revenus locatifs démarrent dès la signature de l'acte, la solidité du locataire et l'historique des paiements sont vérifiables en amont, et le bail 3-6-9 offre une visibilité à moyen terme sur les flux de trésorerie.",[],{},{"nodeType":197,"data":712,"content":713},{},[714,718,730],{"nodeType":183,"value":715,"marks":716,"data":717},"Pour le vendeur, céder des murs occupés évite d'avoir à résilier le bail ou à attendre son terme. La transaction se réalise sans interruption des loyers, ce qui optimise le cash-flow jusqu'au jour de la vente. Il n'est pas nécessaire de donner congé au locataire, ce qui simplifie considérablement la procédure. C'est le même principe que celui exposé dans notre guide sur les",[],{},{"nodeType":192,"data":719,"content":721},{"uri":720},"https:\u002F\u002Fwww.trackstone.fr\u002Fblog\u002Fvendre\u002Fconditions-vente-bien-loue",[722,725],{"nodeType":183,"value":338,"marks":723,"data":724},[],{},{"nodeType":183,"value":726,"marks":727,"data":729},"conditions de vente d'un bien loué",[728],{"type":345},{},{"nodeType":183,"value":731,"marks":732,"data":733}," : un bien occupé se vend différemment mais pas moins bien, à condition de cibler les bons acquéreurs.",[],{},{"nodeType":197,"data":735,"content":736},{},[737],{"nodeType":183,"value":738,"marks":739,"data":740},"Vendre les murs d'un local commercial demande une préparation rigoureuse : estimation fondée sur le rendement réel, purge du droit de préemption du locataire, fiscalité anticipée et dossier locatif complet. 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