The method

Property-deal analysis, in 12 phases.

A.D.M applies the same method to every deal — no phase skipped. The bar is that of an investment committee or a bank credit committee financing a property dealer. One goal only: to answer, with evidence, the question “should this deal be done?”

1. 01

   Data gathering

   Location, property features, acquisition terms, financing and planned works. A.D.M geocodes the address (BAN) and assembles the factual base of the deal.

2. 02

   Market analysis

   Average and median price per m², 12-month trend, tension, time-to-sell and real comparables from DVF transactions. Three resale scenarios — conservative, realistic, optimistic — with justified assumptions.

3. 03

   Urban-planning analysis

   Real PLU zoning (urban-planning Géoportail / IGN), easements, natural hazards, buildability. Urban-potential score out of 10, anchored on the exact zone code.

4. 3b

   Regulatory feasibility

   For each value-add lever (adding floors, splitting, extension, change of use): a favourable, conditional, unfavourable or to-verify verdict, based on real zoning and easements. Non-public quantified rules are flagged to confirm — never invented.

5. 04

   Technical analysis

   Works item by item, in low / mid / high ranges, with a contingency provision of at least 10%. Prudent, realistic and stressed budgets.

6. 05

   Financial analysis

   Acquisition (price, notary, guarantees, bank fees), works, carry costs (interest, insurance, taxes, charges), marketing (surveys, agency, fees) — up to the Total Operation Cost.

7. 06

   Profitability

   Gross margin, net margin, ROI, estimated IRR and annualised yield.

8. 6b

   Rental operation & wealth trade-off

   Every asset is also an investment: unfurnished, furnished, house-share, short-let, splitting… Rents anchored on the ANIL rent map, cash-flow, net-net yield after tax, wealth projection at 5/10/15/20 years and quantified wealth creation.

9. 6c

   Strategy comparator

   A table comparing every exit (net profit, duration, IRR, risk, score). An explicit answer to 'sell or hold?', with the tipping point and a HOLD / HOLD WITH CONDITIONS / SELL recommendation.

10. 07

    Taxation

    Margin VAT or real-estate VAT, comparison of structures (SAS, SASU, SCI, SARL) and identification of the optimal one — the SAS being the default reference. Net result after tax.

11. 08

    Risks

    Market, technical, legal, planning, tax, financial, liquidity — each scored out of 10, aggregated into a Global Risk Score out of 100.

12. 09

    Negotiation

    Ideal price, target price and absolute maximum price, with an argument ready to send to the seller or agent.

13. 10

    Operational plan

    Dated steps: acquisition, signing, studies, works, marketing, sale — with durations and total operation length.

14. 11

    Investor dashboard

    The key indicators of the deal brought together and visualised for an immediate read.

15. 12

    Final decision

    A deal score out of 100, then the analysis signal: Favourable, Negotiate or Unfavourable — always justified, paired with an operating orientation.

Every figure rests on an official public data point (DVF, PLU, Géorisques, BAN, ANIL reference rents) or on an explicitly flagged assumption. A.D.M actively looks for a deal’s weaknesses — it never seeks to confirm the project.