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Rent or buy your future offices?
Acheter ou louer ses bureaux ?
The question comes up very often when you want to invest in commercial walls.
If each solution has advantages and disadvantages, it is important for the future buyer to go around the question, to determine which of the two options suits him best.
Private Hunting is here to help you make the right decision!
Quel financement immmobilier ?
La question du financement est déterminante et s'impose d'elle-même, d'autant que l'ouverture d'un local commercial nécessite la mobilisation de grosses sommes d'argent, notamment pendant la phase de démarrage qui implique d'avoir une trésorerie assez solide pour couvrir de trois à six années d'activité, avant que le projet ne soit rentable et n'atteigne l'équilibre financier.
Si vos finances le permettent, privilégiez donc l'achat, au vu des nombreux avantages que cette option présente, notamment si votre activité est particulièrement florissante et que votre bailleur n'a pas d'inconvénient à vous vendre les murs.
Un achat permet, de surcroit, de se donner de la visibilité sur ses dépenses à long terme, ce que ne permet pas la location.
Gestion patrimoniale
En investissant dans un bien commercial, vous balayez d'un revers de la main tous les problèmes inhérents au contrat de location : tel que l'augmentation du loyer, l'expiration du contrat bail, les risques d'expulsions, de litige avec le bailleur, etc.
En outre, l'acquisition de murs commerciaux est une manière intelligente d'enrichir son patrimoine immobilier.
Sur le plan juridique, cette acquisition peut se faire de plusieurs manières : soit en direct ou via une société civile immobilière (SCI).
Acheter des bureaux commerciaux via une Société Civile Immobilière (SCI) présente de nombreux avantages.Cela permet notamment de séparer son patrimoine immobilier propre du patrimoine lié à son activité, en cas de faillite de votre société, votre patrimoine immobilier se trouve ainsi protégé.
La SCI permet également de transmettre séparément le patrimoine d'exploitation et le patrimoine immobilier, ce qui constitue une excellente protection pour le patrimoine familial.
Avantage fiscal de l'acquisition immobilière
L'optimisation fiscale peut se faire très simplement grâce à des mécanismes naturels et des actions simplifiées.
Si c'est la SCI qui achète les bureaux, elle paie des droits de mutation qui s'élèvent à 5,80 % du prix.
Les revenus générés par les murs de boutique sont imposés sous le régime des revenus fonciers.
Alors, les charges et autres travaux sont déductibles des loyers au moment de leur déclaration au fisc.
Il est possible de créer des déficits fonciers qui viendront s'imputer sur les revenus fonciers, sans toutefois dépasser 10.700 € par an. En ce qui concerne le surplus éventuel et les intérêts d'emprunt, ils s'imputent sur les revenus fonciers des dix années suivantes.
Ce mécanisme a pour principal avantage de faire baisser la base imposable, ce qui se traduit par moins d'impôts à payer et une fiscalité optimisée, notamment pour les personnes qui disposent déjà d'un patrimoine immobilier locatif.
Si vous décidez de revendre votre local, le propriétaire des murs pourra conserver le local et louer les bureaux du fond de commerce à un repreneur, dans le but de générer ainsi un gain supplémentaire sur le long terme.
Contrairement à la location, tout investissement dans des travaux de rénovation ou d'aménagement améliore la valeur des murs et valorise le patrimoine.
Les avantages de la location immobilière
A. Money, accounts, company cash:
The question of financing is decisive and self-evident, especially since the opening of commercial premises requires the mobilization of large sums of money, especially during the start-up phase which involves having a strong enough cash flow to cover three to six years of activity, before the project becomes profitable and reaches financial equilibrium. If your finances allow it, therefore prefer the purchase, given the many advantages that this option has, especially if your business is particularly flourishing and your landlord has no problem selling you the buildings. A purchase also allows you to have visibility on your long-term expenses, which rental does not allow.
B. Diversify your assets:
By investing in a commercial property, you brush aside all the problems inherent in the rental contract: such as the increase in rent, the expiry of the rental contract, the risk of evictions, litigation with the lessor, etc.
In addition, the acquisition of commercial walls is a smart way to enrich its real estate heritage. From a legal point of view, this acquisition can be done in several ways: either directly or via a civil real estate company (SCI).Buy officesproperties via a Société Civile Immobilière (SCI) has many advantages.
This allows in particular to separate its own real estate assets from the assets related to its activity, in the event of bankruptcy of your company, your real estate assets are protected. The SCI also makes it possible to transmit separately the heritage of exploitation and the real estate heritage, which constitutes an excellent protection for the family heritage.
C. Tax advantage:
Tax optimization can be done very simply thanks to natural mechanisms and simplified actions.
If it is the SCI that buys the offices, it pays transfer duties amounting to 5.80% of the price. Income generated by shop walls is taxed under the property income regime. So, the charges and other works are deductible from the rents when they are declared to the tax authorities. It is possible to create land deficits which will be deducted from land income, without however exceeding €10,700 per year. With regard to the possible surplus and the interests of loan, they are imputed on the land incomes of the ten following years. The main advantage of this mechanism is to lower the tax base, which translates into less tax payable and optimized taxation, especially for people who already have rental property assets. If you decide to resell your premises, the owner of the walls will be able to keep the premises andrent officesof the goodwill to a buyer, with the aim of generating an additional gain over the long term.
Unlike renting, any investment in renovation or development work improves the value of the walls and enhances the heritage.
D. The advantages of renting
A purchase requires having a clear vision of the development of the project in the long term, to avoid any risk of running out of space after a few years. Renting offers greater flexibility, as the tenant can move if necessary, and is protected for nine years with the possibility of leaving the premises every three years. Often the acquisition of additional square meters in a building is relatively easy. This allows flexibility and optimal profitability depending on the number of employees.
Since the Covid and the massive arrival of teleworking, offices are often unoccupied several days a week. With the rental of commercial offices, the separation of a part of the premises is relatively easy compared to the resale when one has his own premises. Another not insignificant aspect is the very small initial financial commitment, which allows cash to be saved which can be devoted to other investments.
You are still undecided, ask us for advice.
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