{"id":18125,"date":"2022-06-20T15:24:55","date_gmt":"2022-06-20T13:24:55","guid":{"rendered":"https:\/\/pareto.be\/?p=18125"},"modified":"2025-04-29T16:17:23","modified_gmt":"2025-04-29T14:17:23","slug":"investir-en-immobilier-en-prive-ou-via-une-societe","status":"publish","type":"post","link":"https:\/\/pareto.be\/fr\/investir-en-immobilier-en-prive-ou-via-une-societe\/","title":{"rendered":"Investir en immobilier : en priv\u00e9 ou via une soci\u00e9t\u00e9 ?"},"content":{"rendered":"<p><strong>Fiscalit\u00e9 li\u00e9e \u00e0 la d\u00e9tention<\/strong><\/p>\n<p>Si le bien est achet\u00e9 via une soci\u00e9t\u00e9 et que le dirigeant d\u00e9sire occuper le bien, l\u2019occupation gratuite du bien engendre un avantage taxable dans le chef du dirigeant d\u2019entreprise calcul\u00e9 sur base du revenu cadastral. Si le bien est mis \u00e0 sa disposition qu\u2019une parte de l\u2019ann\u00e9e, l\u2019avantage imposable sera proratis\u00e9.<\/p>\n<p>La soci\u00e9t\u00e9 pourra en revanche prendre \u00e0 sa charge les travaux d\u2019entretien, de r\u00e9novation, de m\u00eame que les assurances et les imp\u00f4ts li\u00e9s (pr\u00e9compte mobilier, taxes communales) \u00e0 ce bien. La d\u00e9ductibilit\u00e9 fiscale de ces frais et des amortissements ne devrait pas \u00eatre remise en cause par le fisc moyennant certaines pr\u00e9cautions.<\/p>\n<p>Si le bien est poss\u00e9d\u00e9 en priv\u00e9, la d\u00e9tention du bien sera impos\u00e9e sur une base annuelle, que le bien soit occup\u00e9 personnellement ou lou\u00e9. La base imposable est cependant calcul\u00e9e de fa\u00e7on avantageuse et est plus faible que la valeur locative du bien.<\/p>\n<p>Les frais mentionn\u00e9s-ci-dessus (amortissement, travaux, imp\u00f4ts, assurance) ne peuvent par contre pas \u00eatre d\u00e9duis \u00e0 l\u2019imp\u00f4t des personnes physiques par le contribuable.<\/p>\n<p><strong>Fiscalit\u00e9 \u00e0 la vente<\/strong><\/p>\n<p>En cas de revente du bien d\u00e9tenu en soci\u00e9t\u00e9, l\u2019imp\u00f4t des soci\u00e9t\u00e9s sera d\u00fb sur la plus-value r\u00e9alis\u00e9e. Celle-ci sera calcul\u00e9e en diminuant du prix du prix de vente la valeur comptable du bien. La valeur comptable diminuant chaque ann\u00e9e du fait des amortissement du bien et la valeur r\u00e9elle du bien ayant tendance \u00e0 augmenter au fil des ans, la plus-value est souvent cons\u00e9quente.<\/p>\n<p>Si le bien vendu a \u00e9t\u00e9 achet\u00e9 en priv\u00e9, la plus-value est exon\u00e9r\u00e9e si le bien est revendu plus de cinq ans apr\u00e8s son acquisition.<\/p>\n<p><strong>Fiscalit\u00e9 li\u00e9e \u00e0 la transmission dans le cadre d\u2019une planification successorale<\/strong><\/p>\n<p>L\u2019investisseur envisage parfois, au moment de l\u2019acquisition ou plusieurs ann\u00e9es apr\u00e8s celle-ci, de transmettre certains droits sur le bien immobilier afin de planifier sa succession. Lorsque le bien se trouve en soci\u00e9t\u00e9, il est ais\u00e9 de donner les parts de la soci\u00e9t\u00e9. Ceci n\u00e9cessite un acte notari\u00e9, mais les droits de donation en ligne directe ne sont que de 3% ou 3,3% en fonction de la r\u00e9gion concern\u00e9e. Il vous sera possible de garder un certain contr\u00f4le apr\u00e8s la donation en vous r\u00e9servant l\u2019usufruit sur les actions donn\u00e9es (y compris le droit de vote et le droit aux dividende) ainsi qu\u2019en vous faisant nommer administrateur statutaire unique.<\/p>\n<p>Si la planification successorale est pr\u00e9vue d\u00e8s l\u2019acquisition et que celle-ci se fait en priv\u00e9, il est possible de r\u00e9aliser un achat d\u00e9membr\u00e9. Les enfants ach\u00e8tent alors la nue-propri\u00e9t\u00e9 \u00e0 l\u2019aide de liquidit\u00e9s donn\u00e9es par les parents alors que les parent ach\u00e8tent l\u2019usufruit et peuvent ainsi jouir du bien leur vie durant. Si l\u2019op\u00e9ration est bien ficel\u00e9e, aucun droit de donation ni aucun droit de succession ne sera d\u00fb.<\/p>\n<p>Si en revanche, le d\u00e9sir de planification successorale appara\u00eet apr\u00e8s l\u2019acquisition, il est toujours possible de donner &#8211; avec r\u00e9serve d\u2019usufruit- le bien en question, mais cela implique le paiement de droits de donation variant de 3% \u00e0 27% en fonction de la valeur du bien.<\/p>\n<p>A la lumi\u00e8re des diff\u00e9rentes consid\u00e9rations \u00e9voqu\u00e9es, on remarque qu\u2019il n\u2019a pas de structuration id\u00e9ale lorsqu\u2019il s\u2019agit d\u2019investir dans un bien immobilier. Le choix de l\u2019acquisition en priv\u00e9 ou via une soci\u00e9t\u00e9 d\u00e9pendra notamment de l\u2019ampleur des travaux et r\u00e9novation \u00e0 envisager, du revenu cadastral du bien et donc de l\u2019avantage imposable qu\u2019il g\u00e9n\u00e8rerait lors de la mise \u00e0 disposition du bien au dirigeant d\u2019entreprise, mais aussi des volont\u00e9s d\u2019optimisations successorales. D\u2019autres crit\u00e8res interviendront encore, comme les capacit\u00e9s de financement dont dispose l\u2019investisseur ou sa soci\u00e9t\u00e9 ainsi que la probabilit\u00e9 d\u2019une revente du bien \u00e0 moyen ou court terme.<\/p>\n<p>&nbsp;<\/p>\n<p><strong>Thomas Roelands<\/strong> \u2013 Juriste chez Pareto SA<\/p>\n<p>&nbsp;<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Fiscalit\u00e9 li\u00e9e \u00e0 la d\u00e9tention Si le bien est achet\u00e9 via une soci\u00e9t\u00e9 et que le dirigeant d\u00e9sire occuper le bien, l\u2019occupation gratuite du bien engendre un avantage taxable dans le chef du dirigeant d\u2019entreprise calcul\u00e9 sur base du revenu cadastral. Si le bien est mis \u00e0 sa disposition qu\u2019une parte de l\u2019ann\u00e9e, l\u2019avantage imposable [&hellip;]<\/p>\n","protected":false},"author":18,"featured_media":18131,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"inline_featured_image":false,"footnotes":""},"categories":[1],"tags":[],"class_list":["post-18125","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-non-classifiee"],"acf":{"alternate_title":"Investir en immobilier : en priv\u00e9 ou via une soci\u00e9t\u00e9 ? ","introduction":"<p>Lorsque l\u2019on est dirigeant d\u2019entreprise, est-il pr\u00e9f\u00e9rable d\u2019acheter un bien immeuble via sa soci\u00e9t\u00e9 ou en priv\u00e9\u00a0? Quelles sont les cons\u00e9quences fiscales selon la solution choisie\u00a0? Et quelles opportunit\u00e9s de planification successorales se d\u00e9gagent\u00a0?<\/p>\n"},"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.8 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Investir en immobilier : en priv\u00e9 ou via une soci\u00e9t\u00e9 ? - Pareto<\/title>\n<meta name=\"description\" content=\"Faut-il investir en immobilier en priv\u00e9 ou via une soci\u00e9t\u00e9 ? 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