banniere mils avocat
Mils Avocat - Fiscaliste Lille - Logo

    Simulateur Fiscal Immobilier — Multi-biens, abattement micro, export PDF (fix)

    *{box-sizing:border-box}
    body{font-family:system-ui,-apple-system,Segoe UI,Roboto,Ubuntu,Cantarell,Noto Sans,sans-serif;margin:0;color:#222;background:linear-gradient(135deg,#0ea5e9,#8b5cf6) fixed}
    .container{max-width:1400px;margin:0 auto;padding:20px}
    .header{color:#fff;text-align:center;margin-bottom:22px}
    .header h1{font-size:2rem;margin:0 0 8px}
    .grid{display:grid;grid-template-columns:1fr 1.2fr;gap:20px}
    @media (max-width: 1080px){.grid{grid-template-columns:1fr}}
    .panel{background:#fff;border-radius:14px;padding:16px;box-shadow:0 12px 35px rgba(0,0,0,.18)}
    .panel h2{font-size:1.05rem;margin:0 0 10px}
    .toolbar{display:flex;gap:8px;flex-wrap:wrap;margin-bottom:10px}
    .btn{border:1px solid #e5e7eb;background:#fff;border-radius:10px;padding:8px 12px;font-weight:600;cursor:pointer}
    .btn-primary{background:linear-gradient(135deg,#2563eb,#7c3aed);color:#fff;border:none}
    .btn-danger{background:#dc2626;color:#fff;border:none}
    .btn-sm{padding:6px 10px;font-size:.9rem}
    .row{display:grid;grid-template-columns:1fr 1fr;gap:12px}
    .row-3{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}
    .group{margin-bottom:12px}
    label{display:block;font-weight:700;font-size:.9rem;margin-bottom:6px;color:#374151}
    select,input{width:100%;padding:10px;border:2px solid #e5e7eb;border-radius:10px;font-size:.95rem}
    input:focus,select:focus{outline:none;border-color:#6366f1;box-shadow:0 0 0 3px rgba(99,102,241,.15)}
    .bien{border:1px solid #eef2ff;border-left:4px solid #6366f1;border-radius:12px;padding:14px;margin-bottom:12px;background:#fff}
    .bien-head{display:flex;justify-content:space-between;align-items:center;margin-bottom:8px}
    .bien-title{font-weight:800}
    .muted{color:#6b7280}
    .kpi{display:grid;grid-template-columns:repeat(4,1fr);gap:10px;background:#fff;border:1px solid #e5e7eb;border-radius:12px;padding:12px;margin:10px 0}
    .kpi .item{text-align:center}
    .kpi .item .lab{font-size:.78rem;color:#6b7280}
    .kpi .item .val{font-weight:900}
    .table{width:100%;border-collapse:collapse;margin-top:10px}
    .table th,.table td{padding:8px;border-bottom:1px solid #eee;text-align:right}
    .table th:first-child,.table td:first-child{text-align:left}
    .pos{color:#16a34a;font-weight:800}
    .neg{color:#dc2626;font-weight:800}
    .note{font-size:.9rem;color:#4b5563;background:#f8fafc;border:1px solid #e5e7eb;border-left:4px solid #6366f1;border-radius:10px;padding:10px;margin-top:12px}
    .micro-only{opacity:1; transition: opacity .2s ease}
    .hidden{display:none}

    🏠 Simulateur Fiscal Immobilier

    Multi-biens. Abattement micro personnalisable. Export client (CSV, HTML, PDF).

    Paramètres globaux

    TMI du foyer (%)

    0%
    11%
    30%
    41%
    45%

    Durée d’amortissement (LMNP/LMP/IS)

    20 ans
    25 ans
    30 ans

    Ajouter un bien
    RĂ©initialiser
    Calculer
    Exporter CSV
    Exporter HTML
    Exporter PDF
    Hypothèses: micro-foncier abattement par dĂ©faut 30%. micro-BIC 50% ou 71% (meublĂ© de tourisme classĂ© / chambres d’hĂ´tes).
    LMNP/LMP/SCI IS: amortissement linéaire sur base achat+frais+travaux. LMP cotisations sociales 45% du bénéfice imposable.
    Les plafonds, seuils d’éligibilité et regroupements par foyer ne sont pas gérés. Modèle simplifié.

    RĂ©sultats du portefeuille

    Bien Statut Loyers Charges Intérêts Base imposable IR/IS PS/Cot. Net Rendement
    Ajoutez vos biens puis cliquez sur Calculer.

    let idx=0;
    let lastResults=null;

    function euro(x){return new Intl.NumberFormat(‘fr-FR’,{style:’currency’,currency:’EUR’,minimumFractionDigits:0,maximumFractionDigits:0}).format(x||0)}
    function pct(x){return (x||0).toFixed(2)+’%’}
    function isMicro(statut){return statut===’NU-MICRO’ || statut===’LMNP-MICRO50′ || statut===’LMNP-MICRO71′}

    function defaultAbattement(statut){
    switch(statut){
    case ‘NU-MICRO’: return 30;
    case ‘LMNP-MICRO50’: return 50;
    case ‘LMNP-MICRO71’: return 71;
    default: return 0;
    }
    }

    function addBien(p={}){
    const i = idx++;
    const d = Object.assign({
    nom:’Bien ‘+i,
    statut:’NU-MICRO’,
    loyer:1100,charges:2000,interets:1500,
    base:230000,
    abat: defaultAbattement(‘NU-MICRO’)
    },p);
    const wrap = document.createElement(‘div’);
    wrap.className=’bien’;
    wrap.dataset.index=i;
    wrap.innerHTML = `

    🧾 Paramètres du bien
    Dupliquer
    Supprimer

    Nom du bien

    Statut fiscal

    Location nue — Micro-foncier
    Location nue — Réel
    LMNP — Micro-BIC 50%
    LMNP — Micro-BIC 71% (MT/CH)
    LMNP — Réel
    LMP — Réel
    SCI à l’IR
    SCI à l’IS

    Abattement Micro (%)

    Loyer mensuel (€)

    Charges annuelles hors intérêts (€)

    Intérêts d’emprunt annuels (€)

    Base amortissable (prix + frais + travaux) (€)

    `;
    document.getElementById(‘biens’).appendChild(wrap);

    const select = wrap.querySelector(‘.statut’);
    const abatInput = wrap.querySelector(‘.abat’);
    const microBlock = wrap.querySelector(‘.micro-only’);
    select.addEventListener(‘change’, () => {
    if(isMicro(select.value)){
    microBlock.classList.remove(‘hidden’);
    abatInput.value = defaultAbattement(select.value);
    }else{
    microBlock.classList.add(‘hidden’);
    abatInput.value = 0;
    }
    });
    }

    function dup(i){
    const el = […document.querySelectorAll(‘.bien’)].find(n=>Number(n.dataset.index)===i);
    if(!el) return;
    addBien({
    nom: el.querySelector(‘.nom’).value+’ (copie)’,
    statut: el.querySelector(‘.statut’).value,
    loyer: +el.querySelector(‘.loyer’).value||0,
    charges: +el.querySelector(‘.charges’).value||0,
    interets: +el.querySelector(‘.interets’).value||0,
    base: +el.querySelector(‘.base’).value||0,
    abat: +el.querySelector(‘.abat’)?.value||defaultAbattement(el.querySelector(‘.statut’).value)
    });
    }

    function delBien(i){
    const el = […document.querySelectorAll(‘.bien’)].find(n=>Number(n.dataset.index)===i);
    if(el) el.remove();
    }

    function resetBiens(){
    document.getElementById(‘biens’).innerHTML= »;
    idx=0;
    addBien();
    }

    function readBiens(){
    return […document.querySelectorAll(‘.bien’)].map(b=>{
    return {
    nom: b.querySelector(‘.nom’).value.trim()||’Bien’,
    statut: b.querySelector(‘.statut’).value,
    loyer: +b.querySelector(‘.loyer’).value||0,
    charges: +b.querySelector(‘.charges’).value||0,
    interets: +b.querySelector(‘.interets’).value||0,
    base: +b.querySelector(‘.base’).value||0,
    abat: +b.querySelector(‘.abat’)?.value||defaultAbattement(b.querySelector(‘.statut’).value)
    }
    });
    }

    function labelStatut(v){
    switch(v){
    case ‘NU-MICRO’: return ‘Nue — Micro-foncier’;
    case ‘NU-REEL’: return ‘Nue — RĂ©el’;
    case ‘LMNP-MICRO50’: return ‘LMNP — Micro-BIC 50%’;
    case ‘LMNP-MICRO71’: return ‘LMNP — Micro-BIC 71%’;
    case ‘LMNP-REEL’: return ‘LMNP — RĂ©el’;
    case ‘LMP-REEL’: return ‘LMP — RĂ©el’;
    case ‘SCI-IR’: return ‘SCI Ă  l’IR’;
    case ‘SCI-IS’: return ‘SCI Ă  l’IS’;
    default: return v;
    }
    }

    function simulate(){
    const tmi = +document.getElementById(‘tmi’).value||0;
    const years = +document.getElementById(‘amortYears’).value||25;
    const biens = readBiens();
    const tbody = document.getElementById(‘tbody’);
    if(biens.length===0){
    tbody.innerHTML = `

    Ajoutez vos biens.

    `;
    document.getElementById(‘kpi’).style.display=’none’;
    lastResults = null;
    return;
    }
    let rows =  »;
    let inv=0, loy=0, totalNet=0;
    lastResults = [];

    biens.forEach(b=>{
    const revenus = b.loyer*12;
    const charges = b.charges;
    const interets = b.interets;
    const amort = b.base/years;
    let base = 0, ir_is = 0, ps_cot = 0, net = 0;

    switch(b.statut){
    case ‘NU-MICRO’: {
    const taux = Math.min(Math.max(b.abat,0),100);
    base = revenus * (1 – taux/100);
    ir_is = base * (tmi/100);
    ps_cot = base * 0.172;
    net = revenus – charges – interets – ir_is – ps_cot;
    } break;
    case ‘NU-REEL’:
    base = revenus – charges – interets;
    if(base < 0){ base = 0; }
    ir_is = base * (tmi/100);
    ps_cot = base * 0.172;
    net = revenus – charges – interets – ir_is – ps_cot;
    break;
    case 'LMNP-MICRO50': {
    const taux = Math.min(Math.max(b.abat,0),100);
    base = revenus * (1 – taux/100);
    ir_is = base * (tmi/100);
    ps_cot = base * 0.172;
    net = revenus – charges – interets – ir_is – ps_cot;
    } break;
    case 'LMNP-MICRO71': {
    const taux = Math.min(Math.max(b.abat,0),100);
    base = revenus * (1 – taux/100);
    ir_is = base * (tmi/100);
    ps_cot = base * 0.172;
    net = revenus – charges – interets – ir_is – ps_cot;
    } break;
    case 'LMNP-REEL': {
    const benefAvantAmort = revenus – charges – interets;
    const imposable = Math.max(benefAvantAmort – amort, 0);
    base = imposable;
    ir_is = base * (tmi/100);
    ps_cot = base * 0.172;
    net = revenus – charges – interets – ir_is – ps_cot;
    } break;
    case 'LMP-REEL': {
    const benefAvantAmort = revenus – charges – interets;
    const imposable = Math.max(benefAvantAmort – amort, 0);
    base = imposable;
    ir_is = base * (tmi/100);
    ps_cot = base * 0.45; // cotisations sociales
    net = revenus – charges – interets – ir_is – ps_cot;
    } break;
    case 'SCI-IR':
    base = revenus – charges – interets;
    if(base 0 ? (net/b.base*100) : null,
    investissement: b.base
    });

    rows += `

    ${escapeHtml(b.nom)} ${escapeHtml(labelStatut(b.statut))} ${euro(revenus)} ${euro(charges)} ${euro(interets)} ${euro(base)} ${euro(ir_is)} ${euro(ps_cot)} =0?’pos’:’neg’} »>${euro(net)} 0 && (net/b.base*100)>=0)?’pos’:’neg’} »>${b.base>0?((net/b.base)*100).toFixed(2)+’%’:’—’}

    `;
    });

    document.getElementById(‘tbody’).innerHTML = rows;
    document.getElementById(‘kpi’).style.display=’grid’;
    document.getElementById(‘kpiBien’).textContent = biens.length;
    document.getElementById(‘kpiInv’).textContent = euro(inv);
    document.getElementById(‘kpiLoy’).textContent = euro(loy);
    document.getElementById(‘kpiNet’).textContent = euro(totalNet);
    }

    function exportCSV(){
    if(!lastResults){ simulate(); if(!lastResults) return; }
    const sep = ‘;’;
    const head = [‘Bien’,’Statut’,’Loyers’,’Charges’,’Interets’,’Base_imposable’,’IR_IS’,’PS_Cot’,’Net’,’Rendement_%’,’Investissement’];
    const rows = lastResults.map(r=>[
    r.nom, r.statut, r.revenus, r.charges, r.interets, r.base, r.ir_is, r.ps_cot, r.net, r.rendement!=null?r.rendement.toFixed(2): », r.investissement
    ].join(sep));
    const csv = [head.join(sep), …rows].join(‘\n’);
    download(‘resultats_simulation.csv’, csv, ‘text/csv;charset=utf-8;’);
    }

    function exportHTML(){
    if(!lastResults){ simulate(); if(!lastResults) return; }
    const now = new Date().toLocaleString(‘fr-FR’);
    let rows =  »;
    lastResults.forEach(r=>{
    rows += `

    ${escapeHtml(r.nom)} ${escapeHtml(r.statut)} ${euro(r.revenus)} ${euro(r.charges)} ${euro(r.interets)} ${euro(r.base)} ${euro(r.ir_is)} ${euro(r.ps_cot)} ${euro(r.net)} ${r.rendement!=null?r.rendement.toFixed(2)+’%’:’—’}

    `;
    });
    const totalNet = lastResults.reduce((s,r)=>s+(r.net||0),0);
    const inv = lastResults.reduce((s,r)=>s+(r.investissement||0),0);
    const loy = lastResults.reduce((s,r)=>s+(r.revenus||0),0);
    const html = `Rapport de simulation

    body{font-family:Arial,Helvetica,sans-serif;margin:24px;color:#111}
    h1{font-size:20px;margin:0 0 8px}
    .muted{color:#555;margin-bottom:16px}
    .kpi{display:flex;gap:16px;margin:12px 0;flex-wrap:wrap}
    .card{border:1px solid #e5e7eb;border-radius:10px;padding:10px;min-width:180px}
    .lab{font-size:12px;color:#6b7280}
    .val{font-size:18px;font-weight:800}
    table{width:100%;border-collapse:collapse;margin-top:10px}
    th,td{padding:8px;border-bottom:1px solid #eee}
    th{text-align:left;background:#f8fafc}
    td{text-align:right}
    td:first-child, th:first-child{text-align:left}

    Rapport de simulation — Portefeuille immobilier

    Généré le ${escapeHtml(now)}
    Biens
    ${lastResults.length}
    Investissement
    ${euro(inv)}
    Loyers annuels
    ${euro(loy)}
    Revenu net
    ${euro(totalNet)}
    ${rows}
    Bien Statut Loyers Charges Intérêts Base imposable IR/IS PS/Cot. Net Rendement

    `;
    download(‘rapport_simulation.html’, html, ‘text/html;charset=utf-8;’);
    }

    function exportPDF(){
    if(!lastResults){ simulate(); if(!lastResults) return; }
    const now = new Date().toLocaleString(‘fr-FR’);
    let rows =  »;
    lastResults.forEach(r=>{
    rows += `

    ${escapeHtml(r.nom)} ${escapeHtml(r.statut)} ${euro(r.revenus)} ${euro(r.charges)} ${euro(r.interets)} ${euro(r.base)} ${euro(r.ir_is)} ${euro(r.ps_cot)} ${euro(r.net)} ${r.rendement!=null?r.rendement.toFixed(2)+’%’:’—’}

    `;
    });
    const totalNet = lastResults.reduce((s,r)=>s+(r.net||0),0);
    const inv = lastResults.reduce((s,r)=>s+(r.investissement||0),0);
    const loy = lastResults.reduce((s,r)=>s+(r.revenus||0),0);
    const report = `
    Rapport PDF — Simulation immobilière

    @page{ size: A4; margin: 12mm }
    *{box-sizing:border-box}
    body{font-family:Arial,Helvetica,sans-serif;color:#111;margin:0}
    header{padding:8px 0 12px;border-bottom:2px solid #000;margin-bottom:10px}
    h1{font-size:18px;margin:0}
    .muted{color:#444;font-size:12px;margin-top:4px}
    .kpi{display:flex;gap:10px;flex-wrap:wrap;margin:10px 0}
    .card{border:1px solid #999;border-radius:6px;padding:8px;min-width:140px}
    .lab{font-size:11px;color:#555}
    .val{font-size:16px;font-weight:800}
    table{width:100%;border-collapse:collapse;margin-top:8px;font-size:12px}
    th,td{border:1px solid #bbb;padding:6px}
    th{background:#f0f0f0;text-align:left}
    td{text-align:right}
    td:first-child, th:first-child{text-align:left}
    footer{position:fixed;bottom:6mm;left:12mm;right:12mm;font-size:10px;color:#555;display:flex;justify-content:space-between}
    .pagebreak{page-break-after:always}

    Rapport de simulation — Portefeuille immobilier

    Généré le ${escapeHtml(now)}
    Biens
    ${lastResults.length}
    Investissement
    ${euro(inv)}
    Loyers annuels
    ${euro(loy)}
    Revenu net
    ${euro(totalNet)}
    ${rows}
    Bien Statut Loyers Charges Intérêts Base imposable IR/IS PS/Cot. Net Rendement
    Rapport généré automatiquement
    Page

    `;

    const blob = new Blob([report], {type:’text/html’});
    const url = URL.createObjectURL(blob);
    const w = window.open(url, ‘_blank’,’noopener’);
    setTimeout(()=>URL.revokeObjectURL(url), 60000);
    }

    function escapeHtml(str){
    return String(str).replace(/[& »‘]/g, s=>({ ‘&’:’&’, »:’>’,’ »‘:’"’, »‘ »:’'’ }[s]));
    }

    function download(filename, content, mime){
    const blob = new Blob([content], {type: mime});
    const url = URL.createObjectURL(blob);
    const a = document.createElement(‘a’);
    a.href = url; a.download = filename;
    document.body.appendChild(a); a.click(); a.remove();
    setTimeout(()=>URL.revokeObjectURL(url), 1500);
    }

    window.onload = resetBiens;