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but"}],["$","p",null,{"className":"text-sm text-muted-foreground","children":"Nous comparons les prix, loyers, taxes et opportunités du Grand Paris Express pour vous aider à choisir les communes franciliennes adaptées à votre profil."}],["$","div",null,{"className":"flex flex-wrap gap-3","children":[["$","$L9",null,{"asChild":true,"variant":"default","className":"group","children":["$","$L6",null,{"href":"/comparateur-rendement-villes","children":["Comparer les villes",["$","svg",null,{"ref":"$undefined","xmlns":"http://www.w3.org/2000/svg","width":24,"height":24,"viewBox":"0 0 24 24","fill":"none","stroke":"currentColor","strokeWidth":2,"strokeLinecap":"round","strokeLinejoin":"round","className":"lucide lucide-arrow-right ml-2 h-4 w-4 transition group-hover:translate-x-1","children":[["$","path","1ays0h",{"d":"M5 12h14"}],["$","path","xquz4c",{"d":"m12 5 7 7-7 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Imaginez ce que cela change : Les villes du Grand Paris Express prennent de la valeur chaque trimestre."}],["$","p","investir-en-ile-de-france-intro-1",{"className":"text-sm text-muted-foreground","children":"Avant de dérouler les 8 étapes, clarifiez votre objectif : Identifier les communes avec cash-flow et plus-value. Identifiez aussi le risque à maîtriser : Fiscalité foncière élevée et encadrement des loyers."}],["$","p","investir-en-ile-de-france-intro-2",{"className":"text-sm text-muted-foreground","children":"Ce guide couvre : Cartographie des villes dynamiques, transports, plafonds de loyers et projets urbains. Il s’adresse aux profils suivants : Investisseur périurbain."}]]]}],[["$","section","1. Photographie régionale (sources : Notaires du Grand Paris, INSEE 2024)",{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"1. 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Les communes liées à la ligne 16 (Clichy-Montfermeil, Sevran) offrent encore des décotes importantes si vous assumez un horizon long."}],["$","p","2. Rendement cible par département-1",{"className":"text-sm text-muted-foreground","children":"Val-de-Marne (94) : 4 750 €/m², loyers 22 à 24 €/m². Rendement brut 5 %, net 3,3 %. Vincennes, Charenton ou Maisons-Alfort attirent les familles, ce qui sécurise la vacance mais exige des cash-flows serrés."}],["$","p","2. Rendement cible par département-2",{"className":"text-sm text-muted-foreground","children":"Yvelines / Val-d’Oise : 3 200 à 3 500 €/m² avec loyers 15 €/m². Les gares RER A (Cergy, Poissy) et la future ligne E prolongée permettent des stratégies de colocation + télétravailleurs."}]],["$","ul",null,{"className":"list-disc space-y-1 pl-5 text-sm text-muted-foreground","children":[["$","li","2. 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Grand Paris Express : prioriser les gares livrées d’ici 2027-0",{"className":"text-sm text-muted-foreground","children":"Les lignes 15 Sud (2025) et 16 (2026) sont les catalyseurs principaux. Exemple : Villejuif – Gustave Roussy (ligne 15) affiche déjà +9 % de promesses de vente depuis 2022, mais reste sous 5 200 €/m². Bondy (ligne 16) est passée de 2 900 à 3 300 €/m² en deux ans tout en conservant des loyers supérieurs à 17 €/m²."}],["$","p","3. Grand Paris Express : prioriser les gares livrées d’ici 2027-1",{"className":"text-sm text-muted-foreground","children":"Stratégie recommandée : acheter avant la livraison effective, profiter des travaux pour négocier (propriétés louées, DPE F/G), puis revendre ou refinancer deux ans après l’ouverture. Documentez les projets urbains (ZAC, campus, pôles hospitaliers) pour valoriser votre dossier bancaire."}],["$","p","3. Grand Paris Express : prioriser les gares livrées d’ici 2027-2",{"className":"text-sm text-muted-foreground","children":["Toutes nos analyses sont centralisées dans la"," ",["$","$L6",null,{"href":"/plan-du-site","className":"text-primary underline","children":"page Plan du site"}],". Vous y retrouverez aussi les articles dédiés aux villes comme"," ",["$","$L6",null,{"href":"/investir-a-paris","className":"text-primary underline","children":"Paris"}]," ","ou"," ",["$","$L6",null,{"href":"/comparateur-rendement-villes","className":"text-primary underline","children":"notre comparateur de rendement"}],"."]}]],"$undefined"]}],["$","section","4. Fiscalité locale et charges",{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"4. Fiscalité locale et charges"}],[["$","p","4. Fiscalité locale et charges-0",{"className":"text-sm text-muted-foreground","children":"La taxe foncière varie fortement : 12,6 % à Nanterre contre 31 % à Argenteuil (taux cumulés). Intégrez 28 €/m²/an en Petite Couronne et 20 €/m²/an en Grande Couronne dans votre simulateur. Les DPE F/G impliquent une hausse des contributions si vous ne réalisez pas les travaux avant 2028."}],["$","p","4. Fiscalité locale et charges-1",{"className":"text-sm text-muted-foreground","children":"Les charges de copropriété sont souvent élevées dans les grands ensembles (45 à 55 €/m²/an). Passez systématiquement les comptes 206/207 pour identifier les impayés avant achat."}],["$","p","4. Fiscalité locale et charges-2",{"className":"text-sm text-muted-foreground","children":["Utilisez"," ",["$","$L6",null,{"href":"/taxe-fonciere-calcul","className":"text-primary underline","children":"notre guide taxe foncière"}]," ","et le"," ",["$","$L6",null,{"href":"/charges-de-copropriete","className":"text-primary underline","children":"simulateur de charges"}]," ","pour affiner vos provisions avant la signature."]}]],"$undefined"]}],["$","section","5. Financement & taux d’endettement",{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"5. Financement & taux d’endettement"}],[["$","p","5. Financement & taux d’endettement-0",{"className":"text-sm text-muted-foreground","children":"Les banques franciliennes financent encore à 110 % si l’emprunteur justifie de revenus stables > 60 000 € annuels ou d’un portefeuille déjà amorti. Sur 25 ans, le taux moyen atteint 3,85 % (septembre 2024) mais les courtiers obtiennent 3,55 % sur 20 ans avec délégation d’assurance."}],["$","p","5. Financement & taux d’endettement-1",{"className":"text-sm text-muted-foreground","children":"Pour rester finançable, montrez un taux d’endettement recalculé incluant les loyers encadrés. Les établissements privilégient les biens proches des zones d’emploi (Saclay, Plaine Saint-Denis, La Défense) ou des campus universitaires."}],["$","p","5. Financement & taux d’endettement-2",{"className":"text-sm text-muted-foreground","children":["Simulez votre marge de manœuvre via"," ",["$","$L6",null,{"href":"/calcul-taux-endettement-33-pourcent","className":"text-primary underline","children":"notre calculateur HCSF"}],", puis exportez les résultats pour vos rendez-vous bancaires."]}]],"$undefined"]}],["$","section","6. Stratégies gagnantes 2024",{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"6. Stratégies gagnantes 2024"}],[["$","p","6. Stratégies gagnantes 2024-0",{"className":"text-sm text-muted-foreground","children":"Colocation professionnelle dans les pôles hospitaliers (Créteil, Saint-Denis) : forte demande du personnel de santé, loyers supérieurs à 550 € par chambre."}],["$","p","6. Stratégies gagnantes 2024-1",{"className":"text-sm text-muted-foreground","children":"Maisons divisées en lots à Corbeil-Essonnes ou Melun : achat 3 000 €/m², division légère + studio 25 m² loué 550 €, cash-flow positif même à 4,1 % net."}],["$","p","6. Stratégies gagnantes 2024-2",{"className":"text-sm text-muted-foreground","children":"LMNP en résidences étudiantes autour de Saclay : loyers garantis 580 à 620 € pour des surfaces de 18 m², TRI estimé 5,5 % grâce à la revente indexée sur les loyers."}]],["$","ul",null,{"className":"list-disc space-y-1 pl-5 text-sm text-muted-foreground","children":[["$","li","6. Stratégies gagnantes 2024-Vérifier systématiquement l’encadrement des loyers (Paris + communes limitrophes)",{"children":"Vérifier systématiquement l’encadrement des loyers (Paris + communes limitrophes)"}],["$","li","6. Stratégies gagnantes 2024-Prévoir une PNO + GLI (2,2 % du loyer) et une provision vacance 5 %",{"children":"Prévoir une PNO + GLI (2,2 % du loyer) et une provision vacance 5 %"}],["$","li","6. Stratégies gagnantes 2024-Mettre en place un reporting trimestriel pour rassurer la banque",{"children":"Mettre en place un reporting trimestriel pour rassurer la banque"}]]}]]}],["$","section","7. Off-market et partenariats locaux",{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"7. Off-market et partenariats locaux"}],[["$","p","7. Off-market et partenariats locaux-0",{"className":"text-sm text-muted-foreground","children":"Ciblez les ventes occupées, successions et mandats de notaires : la concurrence y est moindre et la négociation plus souple."}],["$","p","7. Off-market et partenariats locaux-1",{"className":"text-sm text-muted-foreground","children":"Proposez des dossiers clé en main (plan de financement, planning de travaux, équipe en place). Les agents retiendront votre profil pour les dossiers sensibles."}]],"$undefined"]}],["$","section","8. Fiscalité locale à surveiller",{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"8. Fiscalité locale à surveiller"}],[["$","p","8. Fiscalité locale à surveiller-0",{"className":"text-sm text-muted-foreground","children":"Plusieurs communes de Petite Couronne ont relevé leurs taux de taxe foncière (jusqu’à +30 %). Intégrez des scénarios prudents."}],["$","p","8. Fiscalité locale à surveiller-1",{"className":"text-sm text-muted-foreground","children":"Certaines villes ajoutent des taxes sur les logements vacants ou sur la location courte durée. Vérifiez les arrêtés municipaux avant d’acheter."}]],"$undefined"]}]],["$","section",null,{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"Conclusion : garder le cap"}],[["$","p","investir-en-ile-de-france-conclusion-0",{"className":"text-sm text-muted-foreground","children":"Investir en Île-de-France : Ensemble vers le même but n’est pas un sprint : mesurez vos résultats après chaque étape pour rester aligné avec votre objectif « Identifier les communes avec cash-flow et plus-value »."}],["$","p","investir-en-ile-de-france-conclusion-1",{"className":"text-sm text-muted-foreground","children":"Capitalisez sur Les villes du Grand Paris Express prennent de la valeur chaque trimestre sans perdre de vue Fiscalité foncière élevée et encadrement des loyers. Accordez-vous le rythme annoncé : Veille semestrielle."}],["$","p","investir-en-ile-de-france-conclusion-2",{"className":"text-sm text-muted-foreground","children":"Entourez-vous d’un banquier, d’un mentor ou d’un pair : Investisseur périurbain progressent plus vite lorsqu’ils confrontent leurs chiffres."}]]]}],["$","section",null,{"className":"space-y-4 rounded-3xl border border-primary/30 bg-primary/5 p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"Repères express par ville (prix / loyer / focus)"}],["$","div",null,{"className":"grid gap-4 md:grid-cols-2","children":[["$","div","Montreuil (93100)",{"className":"rounded-2xl border border-white/40 bg-white/70 p-4 text-sm text-muted-foreground dark:border-slate-800 dark:bg-slate-900/70","children":[["$","p",null,{"className":"text-xs font-semibold uppercase tracking-wide text-primary","children":"Montreuil (93100)"}],["$","p",null,{"className":"mt-2 text-foreground","children":["Prix médian : ",["$","span",null,{"className":"font-semibold","children":"5 200 €/m²"}]]}],["$","p",null,{"children":["Loyer moyen : ",["$","span",null,{"className":"font-semibold","children":"23 €/m²"}]]}],["$","p",null,{"children":"Division T3 → 2 studios, encadrement des loyers à maîtriser"}]]}],["$","div","Saint-Ouen (93400)",{"className":"rounded-2xl border border-white/40 bg-white/70 p-4 text-sm text-muted-foreground dark:border-slate-800 dark:bg-slate-900/70","children":[["$","p",null,{"className":"text-xs font-semibold uppercase tracking-wide text-primary","children":"Saint-Ouen (93400)"}],["$","p",null,{"className":"mt-2 text-foreground","children":["Prix médian : ",["$","span",null,{"className":"font-semibold","children":"6 050 €/m²"}]]}],["$","p",null,{"children":["Loyer moyen : ",["$","span",null,{"className":"font-semibold","children":"25 €/m²"}]]}],["$","p",null,{"children":"Attractivité ligne 14 + siège LVMH : viser colocation premium"}]]}],["$","div","Massy (91300)",{"className":"rounded-2xl border border-white/40 bg-white/70 p-4 text-sm text-muted-foreground dark:border-slate-800 dark:bg-slate-900/70","children":[["$","p",null,{"className":"text-xs font-semibold uppercase tracking-wide text-primary","children":"Massy (91300)"}],["$","p",null,{"className":"mt-2 text-foreground","children":["Prix médian : ",["$","span",null,{"className":"font-semibold","children":"4 250 €/m²"}]]}],["$","p",null,{"children":["Loyer moyen : ",["$","span",null,{"className":"font-semibold","children":"18 €/m²"}]]}],["$","p",null,{"children":"Pôle Saclay + TGV : studios étudiants LMNP"}]]}],["$","div","Cergy (95000)",{"className":"rounded-2xl border border-white/40 bg-white/70 p-4 text-sm text-muted-foreground dark:border-slate-800 dark:bg-slate-900/70","children":[["$","p",null,{"className":"text-xs font-semibold uppercase tracking-wide text-primary","children":"Cergy (95000)"}],["$","p",null,{"className":"mt-2 text-foreground","children":["Prix médian : ",["$","span",null,{"className":"font-semibold","children":"3 050 €/m²"}]]}],["$","p",null,{"children":["Loyer moyen : ",["$","span",null,{"className":"font-semibold","children":"16 €/m²"}]]}],["$","p",null,{"children":"Maisons divisées, cash-flow > 250 € avec travaux maîtrisés"}]]}]]}]]}],["$","section",null,{"className":"grid gap-4 rounded-3xl border border-border bg-card p-6 md:grid-cols-3","children":[["$","div","Colocation 5 chambres – Bobigny",{"className":"space-y-3 rounded-2xl border border-border/60 p-4","children":[["$","p",null,{"className":"text-xs font-semibold uppercase tracking-wide text-primary","children":"Colocation 5 chambres – Bobigny"}],["$","ul",null,{"className":"list-disc space-y-1 pl-4 text-sm text-muted-foreground","children":[["$","li","Colocation 5 chambres – Bobigny-Achat 470 000 €",{"children":"Achat 470 000 €"}],["$","li","Colocation 5 chambres – Bobigny-Travaux 95 000 €",{"children":"Travaux 95 000 €"}],["$","li","Colocation 5 chambres – Bobigny-Loyers 3 250 € HC",{"children":"Loyers 3 250 € HC"}]]}],["$","p",null,{"className":"text-sm text-foreground","children":"Rendement brut 7,2 %, net 4,8 % après taxe foncière (2 450 €) et ménage hebdo. TRI projeté 9 % avec revente post-ligne 15."}]]}],["$","div","Maison divisée – Évry-Courcouronnes",{"className":"space-y-3 rounded-2xl border border-border/60 p-4","children":[["$","p",null,{"className":"text-xs font-semibold uppercase tracking-wide text-primary","children":"Maison divisée – Évry-Courcouronnes"}],["$","ul",null,{"className":"list-disc space-y-1 pl-4 text-sm text-muted-foreground","children":[["$","li","Maison divisée – Évry-Courcouronnes-Prix 320 000 €",{"children":"Prix 320 000 €"}],["$","li","Maison divisée – Évry-Courcouronnes-Capex 80 000 €",{"children":"Capex 80 000 €"}],["$","li","Maison divisée – Évry-Courcouronnes-4 lots loués 650 € chacun",{"children":"4 lots loués 650 € chacun"}]]}],["$","p",null,{"className":"text-sm text-foreground","children":"Cash-flow +310 € mensuels, rentabilité nette 5,1 %. Revalorisation attendue 12 % avec le tram-train T12."}]]}],["$","div","LMNP étudiant – Villejuif",{"className":"space-y-3 rounded-2xl border border-border/60 p-4","children":[["$","p",null,{"className":"text-xs font-semibold uppercase tracking-wide text-primary","children":"LMNP étudiant – Villejuif"}],["$","ul",null,{"className":"list-disc space-y-1 pl-4 text-sm text-muted-foreground","children":[["$","li","LMNP étudiant – Villejuif-Ticket 165 000 €",{"children":"Ticket 165 000 €"}],["$","li","LMNP étudiant – Villejuif-Loyer garanti 610 €",{"children":"Loyer garanti 610 €"}],["$","li","LMNP étudiant – Villejuif-Taxe foncière 690 €",{"children":"Taxe foncière 690 €"}]]}],["$","p",null,{"className":"text-sm text-foreground","children":"Rendement net 3,4 %, mais TRI 6,3 % grâce au bail ferme 9 ans et à la revente indexée sur loyer."}]]}]]}],["$","section",null,{"className":"rounded-3xl border border-border bg-card p-6 text-sm text-muted-foreground","children":[["$","p",null,{"className":"font-semibold text-foreground","children":"Ressources à consulter"}],["$","ul",null,{"className":"mt-3 list-disc space-y-2 pl-4","children":[["$","li",null,{"children":["$","$L6",null,{"href":"/investir-a-paris","className":"text-primary underline","children":"Focus Paris intra-muros"}]}],["$","li",null,{"children":["$","$L6",null,{"href":"/simulateur-cashflow","className":"text-primary underline","children":"Calculer la trésorerie de votre projet IDF"}]}],["$","li",null,{"children":["$","$L6",null,{"href":"/plus-value-immobiliere","className":"text-primary underline","children":"Préparer la fiscalité à la revente"}]}],["$","li",null,{"children":["$","$L6",null,{"href":"/plan-du-site","className":"text-primary underline","children":"Accéder à tous nos simulateurs et guides"}]}]]}]]}],["$","section",null,{"className":"space-y-3 rounded-3xl border border-primary/30 bg-primary/5 p-6","children":[["$","p",null,{"className":"text-xs font-semibold uppercase tracking-wide text-primary","children":"Notre conseil"}],["$","p",null,{"className":"text-sm text-muted-foreground","children":"Préparez un dossier numérique par opportunité (pitch, étude quartier, plan de financement, planning travaux). Les agents franciliens retiennent les investisseurs capables d’envoyer un livret complet dans la journée."}]]}]]}],null,["$","$Le",null,{"children":"$Lf"}]]}],{},null]},null]},null],["$","$3","h",{"children":[null,["$","$3","xj6Pi9VmgXqFdDQPAgHDI",{"children":[["$","$L10",null,{"children":"$L11"}],["$","$L12",null,{"children":"$L13"}],["$","meta",null,{"name":"next-size-adjust"}]]}]]}]]],"m":"$undefined","G":["$14","$undefined"],"s":false,"S":true}
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