Buy with Covesta
Property
investment.
We select properties that generate income, or will do once the works are complete, negotiate them on your behalf and present them with line-by-line figures: price, works, rents, charges, net yield, structuring. You decide, we execute, through to completion.
Studios, house shares, income-producing buildings, portfolios · Paris, Montpellier, Marseille, Lille, Lyon
Properties costed line by line: negotiated price, quoted works, observed rents, actual charges, net yield
Published fees: a sliding scale from 7% to 4% incl. VAT, known before any commitment, nothing payable until your offer is accepted
Coordinated works: vetted and insured contractors, accountable for their work, budgets quoted before purchase
One point of contact through to completion: strategy, negotiation, financing, structuring, then management if you wish
What we call an investment property
A property bought for what it produces, not for what it promises.
An investment property is judged on figures: purchase price relative to market rent, actual charges, quoted works budget, tax treatment of the structure, depth of rental demand in its city. At Covesta, every property published on the Invest page comes with this complete file. Anything that does not pass the analysis is not published.
We work on two types of deal: properties already let or ready to let, whose yield can be observed, and properties to be enhanced, through energy renovation, division or office-to-residential conversion, where the value is created by the works.
Studios and small units
In student cities and high-demand metropolitan areas: Montpellier, Lille, Lyon, Marseille. A modest entry ticket, deep rental demand, furnished letting.
House shares and divided houses
Greater Paris and major cities: a house or a large flat let room by room. A higher overall rent than a standard letting, with the vacancy risk spread across several tenants.
Income-producing buildings and portfolios
Several units under one roof, or several properties sold together: a single negotiation, shared costs, unified management. In your own name or through a company.
The method
From strategy to completion, a single team.
Five steps, one point of contact. You approve every important decision, we do the rest.
- 01
Strategy
Budget, deposit, time horizon, tax, appetite for risk: together we define the type of property, the cities and the structure that suit your situation, before we start searching.
- 02
Sourcing and analysis
Properties identified before they are publicly advertised, or on the open market, then thoroughly screened: neighbourhood comparables, observed rents, service charges, DPE (energy performance certificate), works required, net yield after tax.
- 03
Negotiation and offer
We negotiate the price on your behalf, draft the purchase offer and follow the preliminary sale agreement, then the final deed, with the notary. No fees until your offer is accepted.
- 04
Financing and structuring
Bank application, partner brokers, comparison of offers. Own name, furnished letting under the actual regime, SCI à l'IS (a French property company subject to corporation tax), holding company: we compare structures with your accountant, who validates the choice.
- 05
Adding value
Where the property requires it, we coordinate the renovation with vetted contractors, then the furnishing and the first letting. A better-rated property is easier to let and to resell.
And then? If you do not wish to manage the property yourself, our delegated management takes over from the first tenant, at 7.2% incl. VAT of rents collected. It is an option, never a condition.
Transparency
Every published property comes with its figures.
Assumptions are verified, not simply stated. Here is what the file for each property presented on the Invest page contains.
Negotiated price and neighbourhood comparables
Works budget quoted by contractors, before purchase
Rent observed on the market, not a hoped-for rent
Service charges, property tax, vacancy and maintenance provided for
Gross yield, net yield and net yield after tax, depending on the structure
Exit scenarios: holding, refinancing, resale
Fees
A public, sliding fee scale, known before you sign.
Calculated on the net seller price, excluding notary fees and works. No fees until your offer is accepted.
Search and acquisition
From 7% to 4% incl. VAT
Strategy, sourcing, analysis, negotiation, offer, follow-up of the financing and the preliminary agreement through to completion, coordination of the works.
- Under €100,000
- €7,000 incl. VAT(cap)
- From €100,001 to €250,000
- 7% incl. VAT
- From €250,001 to €500,000
- 6% incl. VAT
- From €500,001 to €750,000
- 5% incl. VAT
- Above €750,000
- 4% incl. VAT
Full scale, worked examples and terms on our fees page. The contractual framework is that of the search mandate.
Furnishing
Choice of furniture, delivery, installation, compatible with LMNP status (the French tax regime for non-professional furnished landlords).
First letting
Preparation of tenant files, drafting of the lease, viewings, professional inventory.
Delegated management
Rent collection, receipts, claims, monthly report. Optional, from the first tenant.
Find out moreOptions with no obligation: you only pay for the services you need.
Depending on your situation
The right property and the right structure depend on you.
A business owner, an executive and an expatriate do not buy the same property, nor with the same structure. Start with the guide that matches your situation.
Where to invest with Covesta?
Five metropolitan areas where rental demand is deep and the ratio between purchase price and rent remains favourable.
Frequently asked questions
What is an investment property?+
A property bought for the income it generates and the value it may gain, not to live in: a furnished studio or one-bedroom flat, a house share, an income-producing building, a portfolio of units. It is judged on figures (price relative to rent, charges, works, tax treatment of the structure) and on the depth of rental demand in its city.
What exactly does Covesta do?+
We select properties, analyse them and negotiate them on your behalf, support you with financing and structuring, then coordinate the works and the first letting if the property requires it. You remain the decision-maker at every stage. Management, afterwards, is optional.
What budget do I need to get started?+
Our deals start at around €80,000 to €100,000 all-in for a studio in a student city such as Montpellier or Lille, with bank financing. The deposit required by banks is generally between 10 and 20% of the total cost, depending on your profile. Buildings and portfolios are aimed at larger budgets, often held through a company.
What yield can I expect?+
We do not publish an average yield: each published property shows its gross yield, net yield and net yield after tax, calculated on observed rents and actual charges. No yield can be guaranteed. The difference lies in the quality of the analysis before purchase, not in the promise.
How much does the support cost?+
Our fees slide with the price of the property, from 7% incl. VAT down to 4% incl. VAT for the largest deals, with a cap of €7,000 incl. VAT below €100,000. They are disclosed before any commitment, with no hidden costs, and nothing is due until your offer has been accepted. Furnishing and the first letting are options charged at 1% incl. VAT each.
What are the risks?+
Rental vacancy, arrears, unforeseen works, market changes at resale, changes in taxation. Serious support reduces them without eliminating them: cities with strong demand, works budgets quoted before purchase, provisions built into the yield calculation, rigorous tenant selection.
Invest alone or with support?+
Investing alone saves on fees but takes time (searching, viewings, negotiation, tradespeople, paperwork) and experience to avoid the pitfalls. Support makes sense when your time is limited, when you invest far from home or when you are scaling up. Compare the actual fees, the transparency of the figures and who bears responsibility for the works.
In your own name or through a company?+
It depends on your tax rate, your time horizon and the size of the project. Furnished letting in your own name, under the actual regime, often suits a first property. An SCI à l'IS or a holding company is worth considering for a building or for investing a company's profits. We compare structures with your accountant, who validates the choice.
An investment property, fully costed before it is offered.
Browse the available properties or book a conversation with Brice and Romain to frame your project. First meeting free of charge.