{"id":293096,"date":"2013-01-05T01:00:00","date_gmt":"2013-01-05T00:00:00","guid":{"rendered":"https:\/\/ac-franchise.be\/lemplacement-en-franchise-choisir-le-meilleur-mais-a-quel-prix"},"modified":"2013-01-05T01:00:00","modified_gmt":"2013-01-05T00:00:00","slug":"lemplacement-en-franchise-choisir-le-meilleur-mais-a-quel-prix","status":"publish","type":"post","link":"https:\/\/ac-franchise.be\/article\/lemplacement-en-franchise-choisir-le-meilleur-mais-a-quel-prix","title":{"rendered":"L’emplacement en franchise : choisir le meilleur mais \u00e0 quel prix ?"},"content":{"rendered":"
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Dans le cadre de l’ouverture d’un commerce en franchise, l’emplacement de votre local est certainement l’un des facteurs cl\u00e9s de la r\u00e9ussite. Mais attention, impactant sur le montant de l’investissement du franchis\u00e9 et l’engageant sur le long terme et, ce choix doit \u00eatre m\u00fbrement r\u00e9fl\u00e9chi avec les conseils du franchiseur ou parfois son aide pour la recherche et la n\u00e9gociation du local et du bail.<\/div>\n<\/p><\/div>\n<\/p><\/div>\n<\/p><\/div>\n<\/p><\/div>\n
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1 \u0096 Bien d\u00e9crypter les annonces immobili\u00e8res<\/strong><\/h3>\n<\/p><\/div>\n<\/p><\/div>\n<\/p><\/div>\n
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Face \u00e0 la diversit\u00e9 et parfois l’opacit\u00e9 des annonces immobili\u00e8res, comment savoir si un emplacement est propos\u00e9 \u00e0 sa juste valeur ? Certains prix correspondent \u00e0 des ventes de fonds de commerce et d’autres \u00e0 des cessions de droit au bail  (aussi appel\u00e9s pas-de-porte m\u00eame s’il y a des nuances entre les deux expressions).
Le droit au bail ou le pas de porte constitue une sorte de droit d’entr\u00e9e et correspond au rachat du droit de jouissance des locaux soumis au contrat de location commercial. Il consiste donc \u00e0 payer au locataire sortant une somme d’argent pour pouvoir investir les lieux \u00e0 sa place et b\u00e9n\u00e9ficier de son bail. On reprend un droit au bail pour exercer une autre activit\u00e9 dans le local. Le montant du droit au bail est d’autant plus \u00e9lev\u00e9 que le prix du loyer est bas par rapport \u00e0 l’int\u00e9r\u00eat commercial du local.
Mais le fonds de commerce correspond \u00e0 la fois aux \u00e9l\u00e9ments corporels (mobilier, mat\u00e9riel, agencement, stock) et incorporels (client\u00e8le, droit au bail) du commerce existant. On reprend un fond de commerce pour continuer la m\u00eame activit\u00e9. <\/div>\n<\/p><\/div>\n<\/p><\/div>\n
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2 \u0096 Analyser les \u00e9l\u00e9ments qui concourent \u00e0 la valeur du local<\/strong><\/h3>\n<\/p><\/div>\n<\/p><\/div>\n<\/p><\/div>\n
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Pour bien appr\u00e9hender la valeur d’un local pour sa franchise , il s’agit, entre autres :
– de bien prendre en compte sa commercialit\u00e9 ou plus clairement la capacit\u00e9 du secteur g\u00e9ographique sur lequel il est plac\u00e9 \u00e0 g\u00e9n\u00e9rer du chiffre d’affaires ;
– de ne pas minimiser les conditions de visibilit\u00e9 du magasin : on peut \u00eatre implant\u00e9 dans une rue n\u00b0 1 et mal plac\u00e9 entre des locaux qui ne mettront pas en valeur l’activit\u00e9 ! <\/div>\n<\/p><\/div>\n<\/p><\/div>\n
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3 \u0096 Comparer les valeurs locatives<\/strong><\/h3>\n<\/p><\/div>\n<\/p><\/div>\n<\/p><\/div>\n
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La diff\u00e9rence des prix d’un emplacement \u00e0 un autre s’explique aussi, bien entendu, par des diff\u00e9rences de configuration. Tous les locaux n’ont pas la m\u00eame taille et surtout tous ne sont pas organis\u00e9s de la m\u00eame fa\u00e7on. Il convient donc de pond\u00e9rer la surface du local en fonction de la valeur commerciale de chacune de ses parties. Cette surface pond\u00e9r\u00e9e va permettre de calculer la v\u00e9ritable valeur locative du magasin. Valeur qui repr\u00e9sente la contrepartie financi\u00e8re annuelle de l’usage du local et qui pourra constituer un \u00e9l\u00e9ment de discussion et de n\u00e9gociation sur le prix. Mais comment comparer lorsque l’on veut comparer du locaux dont l’un a un fort loyer et un petit droit au bail et l’autre a un petit loyer et un droit au bail \u00e9lev\u00e9 ? Et bien on ajoute un dixi\u00e8me du drot au bail au loyer annuel, c’est cela la valeur locative. Exemple : <\/div>\n<\/p><\/div>\n<\/p><\/div>\n
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Le local N\u00b01 a un loyer annuel de 20 000 euros et un droit au bail de 100 000 euros. \u00a0La valeur locative est donc de 20 000 + (100 000 \/ 10) = 30 000 euros. <\/div>\n<\/p><\/div>\n<\/p><\/div>\n
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Le local N\u00b02 a un loyer anuel de 15 000 euros et un droit au bail de 125 000 euro. La valeur locative est donc de 15 000 + (12 500 \/ 10) = 27 500 euros. Ce local est donc moins cher que le premier mais son inconv\u00e9nient est qu’il faudra emprunter 25 000 euros de plus \u00e0 la banque si on n’a pas les moyens de tout financer sur fonds propres ce qui est le as en g\u00e9n\u00e9ral.<\/p>\n

La r\u00e9daction vous recommande les articles suivants :<\/i>
L’emplacement commercial, facteur cl\u00e9 de la r\u00e9ussite d’un franchis\u00e9<\/a>.<\/i>
Priorit\u00e9s des franchis\u00e9s : trouver le bon emplacement<\/a>.<\/i>
Futur franchis\u00e9 : sachez bien choisir votre emplacement<\/a> !<\/i><\/p><\/div>\n<\/p><\/div>\n<\/p><\/div>\n","protected":false},"excerpt":{"rendered":"

Dans le cadre de l’ouverture d’un commerce en franchise, l’emplacement de votre local est certainement l’un des facteurs cl\u00e9s de la r\u00e9ussite. Mais attention, impactant sur le montant de l’investissement du franchis\u00e9 et l’engageant sur le long terme et, ce choix doit \u00eatre m\u00fbrement r\u00e9fl\u00e9chi avec les conseils du franchiseur ou parfois son aide pour la […]<\/p>\n","protected":false},"author":1,"featured_media":293097,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"inline_featured_image":false,"ocean_post_layout":"","ocean_both_sidebars_style":"","ocean_both_sidebars_content_width":0,"ocean_both_sidebars_sidebars_width":0,"ocean_sidebar":"","ocean_second_sidebar":"","ocean_disable_margins":"enable","ocean_add_body_class":"","ocean_shortcode_before_top_bar":"","ocean_shortcode_after_top_bar":"","ocean_shortcode_before_header":"","ocean_shortcode_after_header":"","ocean_has_shortcode":"","ocean_shortcode_after_title":"","ocean_shortcode_before_footer_widgets":"","ocean_shortcode_after_footer_widgets":"","ocean_shortcode_before_footer_bottom":"","ocean_shortcode_after_footer_bottom":"","ocean_display_top_bar":"default","ocean_display_header":"default","ocean_header_style":"","ocean_center_header_left_menu":"","ocean_custom_header_template":"","ocean_custom_logo":0,"ocean_custom_retina_logo":0,"ocean_custom_logo_max_width":0,"ocean_custom_logo_tablet_max_width":0,"ocean_custom_logo_mobile_max_width":0,"ocean_custom_logo_max_height":0,"ocean_custom_logo_tablet_max_height":0,"ocean_custom_logo_mobile_max_height":0,"ocean_header_custom_menu":"","ocean_menu_typo_font_family":"","ocean_menu_typo_font_subset":"","ocean_menu_typo_font_size":0,"ocean_menu_typo_font_size_tablet":0,"ocean_menu_typo_font_size_mobile":0,"ocean_menu_typo_font_size_unit":"px","ocean_menu_typo_font_weight":"","ocean_menu_typo_font_weight_tablet":"","ocean_menu_typo_font_weight_mobile":"","ocean_menu_typo_transform":"","ocean_menu_typo_transform_tablet":"","ocean_menu_typo_transform_mobile":"","ocean_menu_typo_line_height":0,"ocean_menu_typo_line_height_tablet":0,"ocean_menu_typo_line_height_mobile":0,"ocean_menu_typo_line_height_unit":"","ocean_menu_typo_spacing":0,"ocean_menu_typo_spacing_tablet":0,"ocean_menu_typo_spacing_mobile":0,"ocean_menu_typo_spacing_unit":"","ocean_menu_link_color":"","ocean_menu_link_color_hover":"","ocean_menu_link_color_active":"","ocean_menu_link_background":"","ocean_menu_link_hover_background":"","ocean_menu_link_active_background":"","ocean_menu_social_links_bg":"","ocean_menu_social_hover_links_bg":"","ocean_menu_social_links_color":"","ocean_menu_social_hover_links_color":"","ocean_disable_title":"default","ocean_disable_heading":"default","ocean_post_title":"","ocean_post_subheading":"","ocean_post_title_style":"","ocean_post_title_background_color":"","ocean_post_title_background":0,"ocean_post_title_bg_image_position":"","ocean_post_title_bg_image_attachment":"","ocean_post_title_bg_image_repeat":"","ocean_post_title_bg_image_size":"","ocean_post_title_height":0,"ocean_post_title_bg_overlay":0.5,"ocean_post_title_bg_overlay_color":"","ocean_disable_breadcrumbs":"default","ocean_breadcrumbs_color":"","ocean_breadcrumbs_separator_color":"","ocean_breadcrumbs_links_color":"","ocean_breadcrumbs_links_hover_color":"","ocean_display_footer_widgets":"default","ocean_display_footer_bottom":"default","ocean_custom_footer_template":"","ocean_post_oembed":"","ocean_post_self_hosted_media":"","ocean_post_video_embed":"","ocean_link_format":"","ocean_link_format_target":"self","ocean_quote_format":"","ocean_quote_format_link":"post","ocean_gallery_link_images":"on","ocean_gallery_id":[],"footnotes":""},"categories":[3],"tags":[134],"class_list":["post-293096","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-actualites-de-la-franchise","tag-emplacements-locaux","entry","has-media"],"acf":[],"yoast_head":"\nL'emplacement en franchise : choisir le meilleur mais \u00e0 quel prix ?<\/title>\n<meta name=\"description\" content=\"Dans le cadre de l'ouverture d'un commerce en franchise, l'emplacement de votre local est certainement l'un des facteurs cl\u00e9s de la r\u00e9ussite. 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