How to build an acceptable retirement in 12 years

Hélène, 53, heads a team of 20 people in an IT services company. With her husband and two daughters, she does not deprive herself of anything today: trips, outings, restaurants… When her father died, she received 115,000 euros as an inheritance. This has triggered a wave of anguish in this mother who wants to finance the studies of her daughters: one is aiming for a business school, the other would like to study at a German university. Hélène’s savings are placed without conviction, at 80% on the fund in euros of her life insurance and on passbooks. To ensure the education of her daughters and face the drop in her income when she retires, in a dozen years, Hélène must reorganize her assets.

First step, reduce his safety savings to 30,000 euros to invest the rest and part of his inheritance in his PEA (share savings plan). On the menu: 50,000 to 70,000 euros invested in SMEs directly (with a bonus tax reduction of 18% of the amount invested) and in real estate crowdfunding (target return: around 8% per year). All within the framework of the PEA, and therefore with a light tax on exit. It will complete with the purchase of 25,000 euros of green bonds, that offer a good return.

Finally, she will change her life insurance (see box on page 76) and will take advantage of low markets to switch 80% of its savings into responsible funds (warming, education, aging, diversity, etc.).

Hélène and her husband will also activate their debt capacity by borrowing up to 300,000 euros, which they will invest in real estate. Repayments will be covered by rent and a savings supplement (950 euros per month). The savings effort will remain reasonable, going from 340 euros (the repayment of initial mortgage loans) to 950 euros per month.

In the end, in twelve years, Hélène will have created an additional income of 25,000 euros per year, and she will have increased her assets by more than 850,000 euros. She can breathe: her daughters’ studies will be financed and her retirement will not (too) damage the family budget!



Owner of her main residence, Hélène has just inherited 115,000 euros. His salary is 87,000 euros per year, to which is added 7,000 euros in property income.


580 000 euros

Principal residence.

140 000 euros

Rental apartment.

172 000 euros

Heritage, booklets, PEL.

87 000 euros

Life insurance, PEA.


Mother of a family and five years old, Hélène has two problems: financing her children’s studies and preparing for retirement.


Create additional income over a period of ten to twelve years.

Fund the education of the children, two girls aged 13 and 15.

Keep safety savings.



Dismembered real estate: 18.6%

Hélène, with a high wealth, is not exempt from the real estate wealth tax (IFI).

As she does not have an immediate need for income, she can invest in dismembered real estate: she will buy only the bare ownership, with a discount of 18 to 20% on the purchase price by giving up for five ten years to usufruct, that is to say the right to collect rents. In the long term?

An enriched patrimony and a sharp reduction in taxation, since it will not have been imposed on rents or under the IFI: it is the usufructuary who is subject to it.

The green bonds : 2,5 %

This year, in the world, more than 350 billion dollars of green bonds should be issued, proof of the success of this method of financing promoting the transition to the low carbon economy. These are classic bond securities, issued by States, communities and companies, with a yield and a term repayment. The green bonds however, are subject to increased reporting and are generally not accessible to individuals.

But last September, Anaxago launched the first green bond general public, with a gross yield of 8.5%, intended to finance La Kanopée, a new eco-district in Réunion.

The show is closed, but more should follow on different platforms.

The PEA: 14.3%

The PEA is a great toolkit. Hélène will use it in three ways. First, to buy private equity funds, one of the most profitable categories, on condition that you have a little time. Then to invest directly in unlisted SMEs, to help companies develop with the bonus of a tax reduction. Finally, it will invest part of its heritage in real estate crowdfunding.

Its PEA will thus go from 7,000 to more than 100,000 euros. But it will be able to capitalize the income, excluding tax, then after five years, make partial withdrawals while continuing to supply it within the limit of the ceiling of 150,000 euros. At exit, his earnings (income and capital gains) will only be taxed with social security contributions at 17.2%.

Choosing your life insurance

Pread 47 million contracts, 1,750 billion euros in savings: life insurance, with its tax exemption after eight years, is the preferred financial investment of the French. Except that almost three-quarters are invested in the euro fund, whose yield is eroding (less than 1.5% expected in 2020). The solution ? Bet on the long-term rise of the stock markets, with equity funds, ETFs and even live stocks. To choose, we must take into account the signature of the insurer, the costs (entry, management, arbitration) and management options. “Too many costs reduce long-term profitability”, warns Marie-Hélène Deboislorey, president of EFI Patrimoine. These are variable: 5% on payments for old contracts, but 0% on online contracts. Same gap for management and arbitration. We must also assess the performance of the euro fund, a reflection of the insurer’s desire to retain customers: under 9.5% over five years and 24% over ten years, it is too stingy. Finally, useful options are needed: managed management to delegate their contract to a professional, streamlined management, which takes risk sensitivity into account, free management, which allows you to invest yourself in equities.


1 Afer account, association of savers (0.5% entry fee). Good euro fund (1.85% in 2019) and a wide choice of diversified funds.

2 Fortuneo, a subsidiary of Crédit mutuel (0% entry fee). Wide options, average euro funds (1.6%) but good mixed funds.

3 BforBank, a Crédit Agricole subsidiary (0% entry fee). Average euro fund (1.65% in 2019 on Dolcea Vie), but many options.

4 Boursorama, a subsidiary of Societe Generale (0% entry fee). Euro funds in decline (1.55% in 2019) but good management mandates (24% over five years on the Dynamic profile).

5 Act savings 2 from La France mutualiste (1.4 to 1.7% entry fees). Traditional contract, solid euro fund (1.62%, but up to 2.12% if the contract has more than 50% in units of account).

E. T.

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