{"id":684996,"date":"2026-04-25T20:12:03","date_gmt":"2026-04-25T18:12:03","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-paris-le-26-juin-2025-n23-21-812\/"},"modified":"2026-04-25T20:12:03","modified_gmt":"2026-04-25T18:12:03","slug":"cour-dappel-de-paris-le-26-juin-2025-n23-21-812","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-paris-le-26-juin-2025-n23-21-812\/","title":{"rendered":"Cour d’appel de Paris, le 26 juin 2025, n\u00b023-21.812"},"content":{"rendered":"
\n

La Cour de cassation, troisi\u00e8me chambre civile, par un arr\u00eat du 26 juin 2025, casse une d\u00e9cision rendue le 22 mai 2023 par la cour d’appel de Paris. Le litige oppose un acqu\u00e9reur \u00e0 son vendeur \u00e0 propos d’un investissement locatif en l’\u00e9tat futur d’ach\u00e8vement, conclu dans un cadre de d\u00e9fiscalisation.<\/p>\n

L’affaire concerne l’acquisition en 2009 d’un bien en l’\u00e9tat futur d’ach\u00e8vement dans le cadre d’un investissement locatif d\u00e9fiscalis\u00e9. L’acqu\u00e9reur a assign\u00e9 en 2021 le vendeur en responsabilit\u00e9 pour dol et manquement \u00e0 l’obligation d’information et de conseil. Le vendeur a oppos\u00e9 une fin de non-recevoir, tir\u00e9e de la prescription quinquennale applicable aux actions personnelles.<\/p>\n

La cour d’appel de Paris a d\u00e9clar\u00e9 l’action irrecevable, retenant une connaissance du dommage d\u00e8s la signature de l’acte authentique. Elle a estim\u00e9 que le d\u00e9lai entre r\u00e9servation et vente permettait de v\u00e9rifier la valeur r\u00e9elle du bien. Le pourvoi soutenait que l’estimation d’ao\u00fbt 2016 avait, pour la premi\u00e8re fois, r\u00e9v\u00e9l\u00e9 la surestimation invoqu\u00e9e du bien acquis.<\/p>\n

La question de droit portait sur le point de d\u00e9part de la prescription de l’article 2224 du code civil dans ce type d’op\u00e9ration. Fallait-il retenir la connaissance possible \u00e0 la vente, ou les faits r\u00e9v\u00e9lant l’impossibilit\u00e9 d’atteindre la rentabilit\u00e9 annonc\u00e9e.<\/p>\n

\u00ab Aux termes de ce texte, les actions personnelles ou mobili\u00e8res se prescrivent par cinq ans \u00e0 compter du jour o\u00f9 le titulaire d’un droit a connu ou aurait d\u00fb conna\u00eetre les faits lui permettant de l’exercer. \u00bb \u00ab Il est jug\u00e9, en mati\u00e8re d’investissement immobilier locatif b\u00e9n\u00e9ficiant d’un dispositif de d\u00e9fiscalisation, que la manifestation du dommage pour l’acqu\u00e9reur ne peut r\u00e9sulter que de faits susceptibles de lui r\u00e9v\u00e9ler l’impossibilit\u00e9 d’obtenir la rentabilit\u00e9 pr\u00e9vue lors de la conclusion du contrat (3e Civ., 26 octobre 2022, pourvoi n\u00b0 21-19.898, publi\u00e9). \u00bb \u00ab En statuant ainsi, apr\u00e8s avoir constat\u00e9 que la vente consistait en un investissement locatif b\u00e9n\u00e9ficiant d’un dispositif de d\u00e9fiscalisation, la cour d’appel a viol\u00e9 le texte susvis\u00e9. \u00bb<\/p>\n

I \u2013 Le sens de la solution<\/p>\n

A \u2013 Le point de d\u00e9part subjectif et ses crit\u00e8res<\/p>\n

L’article 2224 fonde un point de d\u00e9part subjectif, temp\u00e9r\u00e9 par l’exigence d’une diligence raisonnable appr\u00e9ci\u00e9e in concreto dans des conditions de fait d\u00e9termin\u00e9es. La Cour rappelle que la connaissance utile porte sur des faits, non sur une simple possibilit\u00e9 abstraite d’information au moment de la vente. L’argument tir\u00e9 du d\u00e9lai de r\u00e9flexion entre r\u00e9servation et vente ne suffit pas \u00e0 \u00e9tablir la connaissance des faits d\u00e9clencheurs.<\/p>\n

B \u2013 La sp\u00e9cificit\u00e9 des investissements d\u00e9fiscalis\u00e9s et la connaissance du dommage<\/p>\n

En pr\u00e9sence d’un investissement locatif d\u00e9fiscalis\u00e9, la manifestation du dommage r\u00e9sulte d’indices concrets d’impossibilit\u00e9 d’atteindre la rentabilit\u00e9 contractualis\u00e9e. La Cour consacre une approche finaliste, centr\u00e9e sur la performance locative effectivement accessible dans le march\u00e9 et dans l’immeuble consid\u00e9r\u00e9. La solution \u00e9carte l’id\u00e9e que la simple sur\u00e9valuation per\u00e7ue \u00e0 la vente suffirait \u00e0 d\u00e9clencher la prescription.<\/p>\n

Ce cadre \u00e9claire la censure prononc\u00e9e et appelle une appr\u00e9ciation de sa valeur et de sa port\u00e9e.<\/p>\n

II \u2013 Valeur et port\u00e9e<\/p>\n

A \u2013 Une consolidation d’une jurisprudence protectrice<\/p>\n

Cette d\u00e9cision s’inscrit dans la continuit\u00e9 de l’arr\u00eat publi\u00e9 du 26 octobre 2022, n\u00b0 21-19.898, rendu par la troisi\u00e8me chambre civile. La Cour y affirme d\u00e9j\u00e0 que le dommage se mesure \u00e0 l’impossibilit\u00e9 d’obtenir la rentabilit\u00e9 promise, non \u00e0 une vigilance th\u00e9orique de l’acqu\u00e9reur. La pr\u00e9sente solution renforce la s\u00e9curit\u00e9 juridique des investisseurs non professionnels engag\u00e9s dans des sch\u00e9mas d\u00e9fiscalis\u00e9s standardis\u00e9s. Elle r\u00e9affirme une exigence probatoire orient\u00e9e vers les performances r\u00e9elles, comme loyers constat\u00e9s, vacance anormale ou charges exc\u00e9dentaires.<\/p>\n

B \u2013 Port\u00e9e pratique et limites de la solution<\/p>\n

Pour les praticiens, le point de d\u00e9part pourra r\u00e9sulter d’une estimation s\u00e9rieuse, d’\u00e9checs r\u00e9p\u00e9t\u00e9s de location, ou de rendements durablement inf\u00e9rieurs aux pr\u00e9visions contractuelles. La d\u00e9termination demeurera factuelle, ce qui engendre une variabilit\u00e9 contentieuse mais pr\u00e9serve l’esprit du texte et la finalit\u00e9 \u00e9conomique de l’op\u00e9ration. Le risque d’allongement effectif des d\u00e9lais est r\u00e9el, toutefois la Cour circonscrit la r\u00e8gle aux dispositifs de d\u00e9fiscalisation locative. Les acteurs doivent donc documenter la rentabilit\u00e9 pr\u00e9visionnelle et son suivi, afin d’objectiver plus t\u00f4t l’\u00e9ventuelle impossibilit\u00e9 d’atteindre les r\u00e9sultats attendus.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La Cour de cassation, troisi\u00e8me chambre civile, par un arr\u00eat du 26 juin 2025, casse une d\u00e9cision rendue le 22 mai 2023 par la cour d’appel de Paris. Le litig…<\/p>\n","protected":false},"author":232070755,"featured_media":4748,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_crdt_document":"","_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_kj_source_type":"judilibre","_kj_official_id":"685ce1c40c5506317f3be784","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/685ce1c40c5506317f3be784","_kj_judilibre_id":"685ce1c40c5506317f3be784","_kj_jur":"Cour de cassation","_kj_lieu":"","_kj_chambre":"Troisi\u00e8me chambre civile","_kj_rg":"23-21.812","_kj_date":"2025-06-26","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-684996","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Paris, le 26 juin 2025, n\u00b023-21.812 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"La Cour de cassation, troisi\u00e8me chambre civile, par un arr\u00eat du 26 juin 2025, casse une d\u00e9cision rendue le 22 mai 2023 par la cour d'appel de Paris. 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