Best SCPI funds 2026 : Yield comparison
SCPI (Societes Civiles de Placement Immobilier) are French real estate investment trusts that let you invest in commercial property from a few hundred euros. We analyzed the top-performing funds to find those with the best yield-to-fee-to-risk ratio. Criteria: distribution rate, entry fees, diversification, stability. 100 % independent comparison.
Remake Live
Diversified
Iroko Zen
Diversified
Corum Origin
Offices (Europe)
SCPI comparison table
| Criterion | Remake LiveBest yield + 0 % fees | Iroko Zen0 % entry fees | Corum OriginMarket benchmark | Epargne Pierre | Primovie |
|---|---|---|---|---|---|
| 2024 Yield | 7.79 % | 7.12 % | 6.06 % | 5.28 % | 4.21 % |
| Asset type | Diversified | Diversified | Offices (Europe) | Offices (France) | Healthcare / Education |
| Entry fees | 0 % | 0 % | 11.96 % | 10 % | 9.60 % |
| Share price | 204 EUR | 200 EUR | 1 135 EUR | 208 EUR | 203 EUR |
| Market cap | ~700 M EUR | ~600 M EUR | ~3 Bn EUR | ~3.5 Bn EUR | ~4 Bn EUR |
| Rating | 9/10 | 8.5/10 | 8/10 | 7.5/10 | 7/10 |
500 EUR/mo
in passive income
That is the approximate gross monthly income generated by a SCPI portfolio of 100,000 euros invested at a 6 % yield. Rental income is paid out monthly or quarterly depending on the fund, with no property management on your part.
Note: SCPI income is subject to French income tax and social contributions (17.2 %). Investing through a life insurance wrapper or via bare ownership (dismemberment) can optimize taxation.
Our detailed review of each SCPI
Remake Live
Diversified · Market cap: ~700 M EUR
2024 Yield
7.79 %
Entry fees
0 %
Share price
204 EUR
Rating
9/10
Remake Live combines the highest yield in our selection (7.79 %) with 0 % entry fees -- a first in the SCPI world. The fund follows a diversified strategy across Europe with a recent, well-located portfolio. Market capitalization is growing rapidly.
Iroko Zen
Diversified · Market cap: ~600 M EUR
2024 Yield
7.12 %
Entry fees
0 %
Share price
200 EUR
Rating
8.5/10
Iroko Zen is a fee-free SCPI delivering an excellent 7.12 % yield. The fund holds a diversified portfolio (retail, offices, logistics) with a responsible investment approach. Ideal for those who do not want 8-10 % of their capital locked up in entry fees from day one.
Corum Origin
Offices (Europe) · Market cap: ~3 Bn EUR
2024 Yield
6.06 %
Entry fees
11.96 %
Share price
1 135 EUR
Rating
8/10
Corum Origin is the benchmark SCPI with a track record of over 10 years of yields above 6 %. Diversified across 13 European countries, it offers remarkable stability. Entry fees are steep (11.96 %) but are justified by the consistency of returns over the long term.
Epargne Pierre
Offices (France) · Market cap: ~3.5 Bn EUR
2024 Yield
5.28 %
Entry fees
10 %
Share price
208 EUR
Rating
7.5/10
Epargne Pierre is one of the largest SCPI funds by market capitalization. Primarily invested in French office space, it delivers a solid yield around 5 %. Its significant size ensures strong diversification across the property portfolio.
Primovie
Healthcare / Education · Market cap: ~4 Bn EUR
2024 Yield
4.21 %
Entry fees
9.60 %
Share price
203 EUR
Rating
7/10
Primovie is a thematic SCPI focused on healthcare real estate (clinics, care homes) and education (nurseries, universities). The yield is lower, but the theme is resilient and largely uncorrelated with standard economic cycles.
Zero-fee SCPI: a revolution in progress
Traditionally, SCPI funds charge between 8 % and 12 % in entry fees (built into the share price). Since 2020, new funds like Iroko Zen and Remake Live have introduced 0 % entry fees:
- Immediate advantage: 100 % of your investment is working from day one (vs. only 88-92 % with a traditional SCPI).
- Shorter breakeven: without entry fees, your breakeven point is reached in the first year instead of 3-5 years.
- Trade-off: these funds charge slightly higher management fees (18 % vs. 10-12 % on rental income) and withdrawal fees for early exits.
For a long-term investor (8 years or more), traditional entry-fee SCPI funds remain competitive. For a 3-5 year horizon, zero-fee funds make more sense.
Questions fréquentes
Investing in SCPI in 2026: what English-speaking expats need to know
SCPI funds (Societes Civiles de Placement Immobilier) allow you to invest in commercial real estate -- offices, retail spaces, logistics warehouses, healthcare facilities -- starting from just a few hundred euros, without the hassle of managing tenants or maintenance. Often called “paper real estate” (pierre-papier), they pool risk across a large property portfolio and redistribute rental income as quarterly or monthly dividends.
How does a SCPI work?
When you buy SCPI shares, you become a co-owner of a company that holds and manages a real estate portfolio. The management company selects buildings, negotiates leases, collects rent, and distributes income to shareholders in proportion to their investment. You have nothing to manage: no tenants to find, no repairs to oversee, no unpaid rent to chase. The distributed yield (called the “taux de distribution”) has historically ranged from 4 % to 7 % gross per year depending on the fund.
Open-ended vs. closed-ended SCPI funds
Open-ended SCPI funds (like Corum Origin, Iroko Zen, and Remake Live) issue new shares continuously. You can subscribe at any time at a price set by the management company. Closed-ended funds only issue new shares during occasional capital increases, and on the secondary market, the price is determined by supply and demand. Open-ended funds are simpler to access and more liquid for individual investors.
Geographic and sector diversification
The best SCPI funds diversify their portfolios across multiple European countries and several asset types. Corum Origin operates in 13 countries; Iroko Zen invests in France, Germany, Spain, and the Netherlands. This diversification reduces the risk tied to any single local property market or economic sector. In 2024, diversified SCPI funds outperformed single-sector office funds, which were hit by the rise of remote working.
Taxation for residents of France
SCPI rental income is taxed as property income (revenus fonciers): at your marginal income tax rate (TMI) plus 17.2 % social contributions. For a taxpayer in the 30 % bracket, the total effective tax rate is 47.2 % on received rental income. Several strategies exist to optimize this tax burden: purchasing through temporary bare ownership (nue-propriete), investing via a life insurance wrapper (assurance vie), or holding shares through a SCI subject to corporate tax (IS). The right approach depends on your personal situation and investment horizon. If you are a non-resident or recently arrived in France, consult a tax advisor to understand any applicable tax treaties.
Why compare SCPI funds before investing?
With over 200 SCPI funds available on the French market, performance gaps are considerable: yields range from 3 % to over 8 %. Entry fees vary from 0 % to 12 %, directly impacting your real return in the early years. An independent comparison like this one helps you identify the funds best suited to your profile (investment horizon, tax situation, budget) and avoid struggling funds whose share prices have recently declined.