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18 October 2026 · House to split — Mulhouse · Criteria v2

Example — Evening shortlist — 18 October

Demo shortlist for the search “House to split — Mulhouse”. Fictitious listings, real and sourced market data.

Listings analysed
3
Price range
149 000 €
Town
Mulhouse
Meet your filters
1

Your profile: down payment of EUR 30,000 own funds, loan at 3.6 % over 25 years, vacancy and management 8.0 %. Your filters: yield ≥ 9.0 %, cash flow ≥ EUR 300/month, price/m² ≤ market + 10.0 %.

Market context · computed by Maison

What the local markets say

Mulhouse

Reference price · flatsEUR 1,160/m²actual sales, flats, 2024 · Notaires d’Alsace-Moselle – marchés immobiliers (Perval)
Median rentEUR 10.40/m²/monthsurvey, flats, 2025 · Afut Sud-Alsace / AURM / ADIL 68 – marché locatif privé 2025
Market gross yield≈ 10.8%2025 rent ÷ 2024 price: different periods, a theoretical indicator, not the yield of a property
One-year change+2.6 %Efficity – prix immobilier Mulhouse (estimate), 2017 → 2025
Steepest historical fall−0.2 %2023 → 2024
m² per year of median income16.1 m²median income EUR 18,680/year, 2023 · INSEE – comparateur de territoires, niveau de vie médian 2023

Illzach

One-year change+0.6 %France · INSEE – indice des prix des logements anciens, France métropolitaine (annual average), 2000 → 2025
Since the peak (2022)−4.2 %France · INSEE – indice des prix des logements anciens, France métropolitaine (annual average), 2000 → 2025
Steepest historical fall−7.1 %2008 → 2009

No recent actual-sales reference recorded for this area.

Wittenheim

One-year change+0.6 %France · INSEE – indice des prix des logements anciens, France métropolitaine (annual average), 2000 → 2025
Since the peak (2022)−4.2 %France · INSEE – indice des prix des logements anciens, France métropolitaine (annual average), 2000 → 2025
Steepest historical fall−7.1 %2008 → 2009

No recent actual-sales reference recorded for this area.

Sources and method of the market context

Context computed by Maison from sourced, dated public series. An area reference does not replace comparables of the same type; a past fall does not predict the future.

  • Afut Sud-Alsace / AURM / ADIL 68 – marché locatif privé 2025 — https://afut-sudalsace.org/document/download/Agglomeration-mulhousienne-le-marche-locatif-prive-en-2025?download=inline
  • Efficity – prix immobilier Mulhouse (estimate) — https://www.efficity.com/prix-immobilier-m2/v_mulhouse_68/
  • INSEE – comparateur de territoires, niveau de vie médian 2023 — https://www.insee.fr/fr/statistiques/1405599?geo=COM-68224
  • INSEE – indice des prix des logements anciens, France métropolitaine (annual average) — https://bdm.insee.fr/series/sdmx/data/SERIES_BDM/010567058
  • Notaires d’Alsace-Moselle – marchés immobiliers (Perval) — https://cir-colmar-metz.notaires.fr/storage/file_manager_files/news/alsace-moselle-mars-2025.pdf

Shortlist

1 listing selected

01

New listingMeets your filtersMulhouse

180 m² house on three floors, to split

Asking price€149,000
Floor area180 m²
Price per m²EUR 828/m²
Net yield7.4 %gross 9.3 %
Energy ratingG

If prices repeated the steepest fall observed in France (−7.1 %, 2008 → 2009), value ≈ EUR 138,440.

Meets your filters

  • At the asking price, with your profile: net yield 7.4 % (gross 9.3 %), cash flow EUR 392/month, own funds EUR 30,000, loan EUR 235,920, monthly payment EUR 1,253 including insurance.
  • No sourced market price: gap to the market not checked
  • Filtering verdict: meets your figured criteria; it is neither a recommendation to buy nor investment advice.
Data reliability medium70/100
Why this score?
  • Price reference0/30No local price reference to compare with
  • Listing20/20Listing verified online
  • Costed expenses25/254 of 4 costs figured (purchase costs, works, property tax, charges)
  • Listing data25/25Complete

Large 1930s house on three floors, with cellar and garden. Rated G: it cannot be let as it is, hence the discount. Its floor-by-floor layout allows four independent flats to be created.

Strengths

  • Three floors and a convertible attic: four flats possible
  • Price per m² well below the market because of the G rating
  • Tram and station less than 10 minutes' walk away (according to the listing)

To check

  • Permission to split and parking rules at the town hall
  • Quotes for the energy renovation and the split
  • Condition of the roof and the roof structure
  • Full surveys (energy, asbestos, electrics)

Simulation · Split into 4 flats

Total investmentEUR 265,920price, purchase costs, works
Potential rentsEUR 2,060 / monthEUR 24,720 / year
Net yield7.4 %gross 9.3 %
Monthly cash flow+EUR 392after loan and insurance, before tax

Costs · Your investor profile

CostAmountStatus
Purchase costsEUR 11,920Estimated
WorksEUR 95,000Estimated
Property tax / yearEUR 1,800Estimated
Charges and upkeep / yearEUR 1,200Estimated
Other costsEUR 10,000Estimated

Monthly cash flow, line by line

Rents excluding chargesEUR 2,060
Vacancy and management8.0 % of rents−EUR 165
Property taxEUR 1,800 / year−EUR 150
Non-recoverable charges and upkeepEUR 1,200 / year−EUR 100
Net operating incomebefore loan and taxEUR 1,645
Loan paymentEUR 235,920 borrowed−EUR 1,194
Borrower insurance−EUR 59
Monthly cash flowbefore tax+EUR 392

Scenarios and resilience to the unexpected

Target met4 cases out of 8cash flow ≥ +EUR 300 / month
Return on own funds15.7%annual cash flow ÷ EUR 30,000 invested (central)
Maximum priceEUR 165,000Maximum purchase price to keep cash flow ≥ EUR 300 / month in the central scenario
0objectifOptimisteCentralPrudent3 mois sans locataireTravaux imprévus 15 000 EURCharges +30 %Taux +1 pointLoyer −10 %0objectifOptimisteCentralPrudent3 mois sans locataireTravaux imprévus 15 000 EURCharges +30 %Taux +1 pointLoyer −10 %
Assumptions of each scenario
  • Optimistic: +EUR 392 / month, net yield 7.4% — all costs are filled in
  • Central: +EUR 392 / month, net yield 7.4% — as filled in
  • Cautious: +EUR 289 / month, net yield 7.0% — vacancy and management 13%
  • 3 months without a tenant: −EUR 123 / month, net yield 5.1% — one quarter of rent lost over the year, brought back to a monthly figure
  • Unexpected works EUR 15,000: +EUR 313 / month, net yield 7.0% — added to the total cost, financed by the loan beyond your own funds
  • Charges +30%: +EUR 317 / month, net yield 7.1% — tax and charges of the central scenario +30%
  • Rate +1 point: +EUR 261 / month, net yield 7.4% — loan at 4.6%
  • Rent −10%: +EUR 203 / month, net yield 6.6% — lower re-letting or overstated rent
UnitFloor areaRent / monthStatus
Two-bedroom ground-floor flat with garden55 m²EUR 620To be created
One-bedroom flat, 1st floor45 m²EUR 540To be created
One-bedroom flat, 2nd floor42 m²EUR 520To be created
Studio in the attic28 m²EUR 380To be created
Calculation details and assumptions
  • Total cost EUR 265,920 = price EUR 149,000 + purchase costs EUR 11,920 (estimated) + works EUR 95,000 + other costs EUR 10,000.
  • Rents collected after 8.0 % vacancy and management, property tax EUR 1,800 and charges EUR 1,200: EUR 19,742 a year.
  • Financing from your profile: down payment of EUR 30,000 own funds, loan of EUR 235,920 at 3.6 % over 25 years, monthly payment EUR 1,253 including insurance.
  • 0 existing unit(s) + 4 to be created: planning permission and technical feasibility to be confirmed.

Assumptions

  • Rents excluding charges estimated from the Mulhouse private rental market (€10.25/m² in 2024), higher per m² for small units.
  • Split and energy renovation works aiming for an energy rating of D or better per unit: €95,000 + €10,000 contingency, to be confirmed by quotes.
  • Permission to split, separate meters and parking to be checked at the town hall before any offer.

Indicative simulation computed by Maison; rents, works and values are neither observed nor guaranteed. Not investment advice.

Observed on 18 October 2026 · Source stated as verified

Ruled out by your filters (2)
  • Rental building with 3 let flats · Illzach — gross yield 6.5 % < 9.0 %; cash flow −EUR 263/month < EUR 300; price above the purchase budget; total cost above the all-in budget; It would take ≤ EUR 159,500 to pass your filters: discount judged unrealistic.
  • 160 m² house with outbuilding · Wittenheim — gross yield 6.6 % < 9.0 %; cash flow −EUR 111/month < EUR 300; price above the purchase budget; It would take ≤ EUR 117,000 to pass your filters: discount judged unrealistic.

Transparency

Sources and limits

Source coverage

Public example: fictitious listings created to illustrate a Maison report; prices, rents and market trends from the public sources recorded in Maison, with their period.

Limits

The listings in this report are fictitious. Rents and works are assumptions to be confirmed by a local agency and quotes.

Public example: fictitious listings, real and sourced market data. In your space, every report is private and kept in its original state.