SOCIÉTÉ

CHERTÉ DU LOYER: Causes et solutions

Par sene17 octobre 2022241 commentaires13 Minutes de Lecture

Il nous convient avant tout propos de restituer sous forme de boutade une discussion avec un ami libanais qui insistait sur le fait qu’à chaque fois qu’il revenait de voyage (et la plupart du temps à des heures très avancées de la nuit) et lorsque l’avion se positionnait en basse altitude pour la descente sur l’Aéroport International Léopold Sédar Senghor, il ne pouvait s’empêcher de penser à la quasi-ressemblance de Dakar avec sa Ville de Tyr au Liban.

Et nous de répliquer, certes c’est bien vraisemblable même s’il est vrai que nos avis, diffèrent sensiblement en ce qui nous concerne nous pensons à la Grosse Pomme la bien nommée New-York City l’éblouissante à nulle autre pareille.

Encore que comparaison n’est pas raison lorsqu’on prend en exemple la Place de l’Indépendance et ceci à l’instar des plus belles Avenues du monde comme :

 Central Park à  Hyde Parc à  Les Champs Elysées à  La Place Remblas à

New-York ;
Londres ;
Paris ;
Barcelone entres autres.

La ressemblance de la Ville de Dakar à New-York City aussi invraisemblable que cela puisse paraître se situe en boucle juste à l’entrée de la Corniche en prolongement de l’ancien Palais de Justice vers la Corniche-Est en contrebas de la Présidence de la République et de bout-en-bout sur le Front de Mer.

Encore faut-il préciser, ceci dit, que l’intérêt de cet article ne s’attache pas à cette boutade mais plutôt à des sujets d’actualité comme l’augmentation constate des prix du loyer.

Et sans aucun doute, l’expert immobilier dans la dévolution de ses compétences peut restituer des éléments d’appréciation pour ce qui est des solutions les plus appropriées concernant la baisse des loyers.

Si on revient à l’adage qui dit que « si on veut connaître les solutions d’un problème, il faut en connaitre les causes ».

On ne peut méconnaître parlant des causes de la configuration physique de Dakar qui est une presqu’ile et en conséquence est limite dans sa partie septentrionale par l’Océan Atlantique et de ce fait ne peut s’étendre dans ses besoins de constructions que vers l’intérieur (d’où cette pertinence de la création des Pôles Urbains de Diamniadio et du lac Rose attachés au Plan Sénégal Emergent « PSE », nous y reviendrons plus largement).

L’autre facteur est une législation non adaptée sous l’instigation de l’Architecte-conseil du Premier Gouvernement du Sénégal qui interdisait formellement les constructions d’immeubles de très grandes hauteurs à l’instar du respect de l’Architecture Urbaine à Paris (et pourtant le Quartier de la Défense est revenu remettre en question ce mode d’habitat plus horizontal que vertical par l’érection de grands tours et qu’on surnomme désormais le Quartier des Affaires).

Ce refus d’ériger des plateaux d’immeubles d’un certain niveau à perdurer des années durant au fil des Gouvernements qui se sont succédé.

Ce qui n’est plus le cas et fort heureusement.

L’autre facteur concerne les promoteurs immobiliers non formés dans la maîtrise des projets qu’eux même ont initiés en faisant des lotissements qui juxtaposent des terrains à l’infini et en y implantant des villas dont la qualité laisse à désirer.

Et pourtant ceux-ci bénéficient d’un certain nombre d’exonérations mais peu leur importe mus par l’appât du gain.

Un autre facteur est à l’évidence le peu d’intérêt manifeste par nos opérateurs économiques que d’investir dans les matériaux de constructions.

Il doit être admis que le Gouvernement doit également faire l’effort d’une diminution sensible des niveaux d’imposition (la fiscalité immobilière bien entendue).

Doit-on parler de tous ces immeubles menaçant ruines ou insuffisamment bâtis sur les Grandes Avenues et en continuité du versant continental de la Corniche-Ouest et ces Quartiers de Gueule Tapée, de Médina et par voie de conséquence qui restitue une moindre mise à disposition de logements influant ainsi sur le montant du loyer.

Toujours est-il que de ces causes, des solutions peuvent être préconisées et entre autres et surtout la Loi de 1988 sur la copropriété des immeubles bâtis dont l’esprit dans son contenu est de permettre à plusieurs personnes de bénéficier d’un appartement à moindre coût parce que le terrain (l’assiette foncière) sur lequel est assis l’immeuble est commun à l’ensemble des copropriétaires et l’économie est faite d’acheter un terrain si ce n’est que d’être propriétaire sur une quote-part du terrain et des autres parties communes et sans aucun doute, une influence positive sur le montant du loyer si tant est qu’il veut donner en location son appartement (étant entendu qu’on ne peut reprocher à un propriétaire de vouloir rentabiliser son bien au regard des investissements réalisés).

Faut-il se poser des questions de savoir si la baisse des loyers devrait concerner l’ensemble des locataires surtout pour ceux-là disposant de moyens et souhaitant se loger dans des plateaux d’immeubles ou villas répondant aux standards internationaux (nous voulons dire de haut de gamme, même dans ce cas de figure, l’expert peut au besoin procéder à un abattement sur le loyer obtenu tout en le justifiant).

Ce débat sur le loyer qui demeure actuel interpelle avec toutes les réserves d’usage ceux-là qui disposent de peu de moyens ou de moyens insuffisants et qui malgré ces impondérables souhaitent se retrouver dans un cadre de vie leur restituant un certain nombre de commodités (on le leur concède).

A notre humble avis, c’est sur cette frange de la population extensible qu’il faut mettre l’accent…

Et à ce propos, deux éléments doivent s’accoupler :

 En premier, une étude prospective de la taille des ménages en retenant une taille médiane.

 Et en deuxième le minimum du pouvoir d’achat des sénégalais y compris ceux qui sont dans l’informel.

Une fois ces éléments connus, il sera plus aisé que des propositions non pas dans la précipitation puissent être faites pour être en concordance avec les éléments énumérés ci- dessus avec des réajustements au besoin pour à ce que ni le bailleur ni le locataire ne soient lésés.

Et ce faisant que le propriétaire soit à même de rentabiliser son bien immobilier par rapport au retour sur investissement tel qu’attendu mais en restant dans des proportions raisonnables (nous voulons parler du loyer auquel il peut s’attendre et le locataire de trouver le local qui peut répondre à ses attentes tout en évitant d’être dans une forme d’exagération de ce dont il souhaite sans que sa bourse ne le lui permette.

Ce qui est de nature à tenir compte de la réalité de l’offre et de la demande dont les termes s’ils sont faussés ont des conséquences désastreuses sur la bonne marche de l’économie.

Mais on ne peut dissocier les problèmes d’urbanisme de ceux du logement. Un des principaux obstacles au développement de la construction au Sénégal est constitué par la rareté des terrains équipés. En effet, les terrains viabilisés se révèlent à un prix très élevé. Les collectivités publiques (communes – départements) pourraient par le biais du droit de préemption « casser » le prix des terrains et se constituer ainsi des réserves foncières qui plus tard en cas de besoin seront rétrocédées à un prix très abordable, aux sociétés immobilières. Le droit de préemption qui est une faculté de substitution d’une collectivité publique à un acquéreur dans un acte privé d’aliénation immobilière mais à un prix fixé par le juge de l’expropriation, il peut être utilisé notamment au Centre-ville ou subsistent des zones à ré- urbaniser (rénovation) ou à urbaniser par priorité. Les zones à urbaniser par priorité doivent concourir tout d’abord à la régularisation du prix des terrains.

Elles doivent également multiplier les terrains à bâtir c’est-à-dire équipés. Le droit de préemption peut également être exercé dans les zones d’aménagement différé (Z.A.D). Il permet d’éviter la hausse des prix des terrains particulièrement dans les endroits où la demande est très forte. D’autres mesures peuvent être prises telle l’institution des Z.A.C. (zones d’aménagement concerté) qui est une procédure générale recouvrant toute une série d’opérations d’urbanisme, à zone d’habitation, zone de rénovation, zone industrielle, zone de loisirs. Il s’agit de préparer le terrain qui va recevoir des constructions et les conditions financières dans lesquelles l’aménagement et la construction des édifices seront réalisés (à noter à ce propos la Zac de M’Bao première et deuxième tranche qui ont donné une entière satisfaction aux acquéreurs. Il en est de même des Parcelles Assainies de Dakar et de Keur Massar).

Des mesures fiscales incitatrices peuvent également aider à la construction de logements sociaux. Par exemple : taxer différemment les profits de construction (IRF) réalisés par les sociétés soumises à l’impôt sur les sociétés qui s’engagent à construire des immeubles d’habitation. Mais il est nécessaire de faire la distinction entre les sociétés de promotion immobilière qui sont des professionnelles pour lesquelles l’avantage sera plus conséquent que des sociétés industrielles ou commerciales dont la vocation n’est pas à proprement parler de construire des logements mais qui peuvent étendre leur activité à la construction. Il s’agit essentiellement des investisseurs institutionnels (Banques, Compagnies d’assurances).

Mais avant tout, il faut accorder à la seconde catégorie de sociétés les investisseurs institutionnels un régime dérogatoire leur permettant de construire des logements.

Une autre mesure comme la fiscalité de l’urbanisme peut être retenue, celle-ci a un double but, celui d’abord de combattre la spéculation foncière et d’augmenter l’offre de terrains à bâtir et ensuite de financer les équipements publics urbains.

Qu’il nous soit permis ceci dit de reprendre Bossuet qui selon lui l’art d’administrer la Cité, c’est celui de rendre la vie plus facile et les hommes plus heureux, dans quel sens devrait-on comprendre ces propos de Bossuet, très certainement d’une façon restrictive (être heureux est une notion qui est attachée à la personne) en ce qui nous concerne et en fonction considérer que s’il est des problèmes d’actualité dans les pays en voie de développement, l’urbanisme en fait inévitablement partie. Il suffit pour s’en convaincre de voir les définitions qu’en donnent les spécialistes. Pour certains, l’urbanisme c’est l’art de prévoir et de réaliser le milieu favorable au développement des sociétés. Pour les juristes, c’est « l’art de construire et d’aménager les villes suivant des règles générales préétablies ».

Il en est ainsi où il en sera de même pour le Pôle Urbain de Diamniadio dans sa fixation sur la partie qui restitue assurément le plus d’intérêt au regard des normes qui doivent servir de tableau de bord pour un investisseur.

On peut citer le sphère de douze (12) Ministères en construction (dont une partie déjà réceptionnée), le Centre International de Conférence Abdou Diouf déjà fonctionnel, Summa en construction, Getran résidentiel en voie d’achèvement, SD City Senegindia Résidentielle en voie d’achèvement, l’Hôtel 4 Etoiles, Dakar 2ème Université, le Stade de Basket-ball de 15 000 places, le Parc Industriel (Aprozi) et le Ministère de l’Energie et des Mines ainsi que le Stade de Football et le Marché d’Intérêt National.

Le projet de Kingdom Investment en partenariat avec la CSE qui se décompose comme suit :

 D’un tour « Diam Tower » de seize (16) étages à usage de bureaux et des commerces ;

 De deux (02) bâtiments résidentiels de huit (08) étages avec des commerces au rez-de-chaussée et au premier étage ;

 D’un bâtiment de type centre commercial avec un supermarché et des commerces sur un seul niveau (ce serait dommage que de s’arrêter à un seul niveau mais plutôt de prévoir à terme pour ce qui est des fondations et des plans de béton armé, la possibilité de surélévation de plusieurs niveaux) ;

 D’un hôtel 3|4 étoiles sur huit (08) étages ;

 Le Siège de CSE sur cinq (05) étages.

Il peut être constaté que les voies d’accès (en particulier le Boulevard Central), les raccordements au système d’évacuation des eaux usées, l’électrification sont déjà effectifs.

Ainsi l’identité, celle qui est attendue du site, dans ce point précis de fixation sera définitive une fois que l’ensemble de projets auront été menés à leur terme et constituera ce faisant à n’en point douter un phénomène de rente.

Tous ceux-là se bousculeront désormais pour bénéficier de l’effet d’appel que génèrera l’ensemble de ces ouvrages susénumérés, même s’il est vrai que certains furent dubitatif à l’énonce du Plan Sénégal Emergent « PSE » (il s’agit là d’un jeu de mot, à notre humble avis, l’utilité du Pôle Urbain de Diamniadio est de décongestionner Dakar et ses Environs; et ce faisant, d’insuffler des niveaux de croissance par des retours d’investissement tels qu’attendus).

Certains parmi tant d’autres furent circonspects comme tout un chacun, le temps de voir si le printemps tiendra sa floraison.

C’est assurément le cas et on peut dire que ce site sur son centre d’intérêt qui est circonscrit à cet espace dont l’assiette foncière est bien configurée suivant le listing susénuméré un peu plus haut, bénéficiera encore une fois de toutes les plus-values que ne manqueront pas de générer ces ouvrages.

Les plus-values s’articulent autour de l’offre et la demande et selon l’Economiste bien connu Ricardo qui disait que « le phénomène de rente n’est rien d’autre que les terres les plus fertiles dont se seraient appropriées les premiers venus ».

Décongestionner la Ville de Dakar par la création des Pôles Urbains de Diamniadio et le Lac Rose.

Tout est dit et personne de façon objective ne devrait pouvoir se questionner sur l’utilité du PSE dans cette composante.

La paternité découle de source, en effet, il s’agit là de la vision de son Excellence le Président de la République Macky SALL qui pour parfaire cette composante n’a pas hésité à créer le TER et dont on en voit déjà le résultat en terme de convoyage.

Pour terminer, il est de droit d’insister sur le fait que les promoteurs immobiliers ne sont pas appropriés la Loi de 1988 sur la copropriété des immeubles bâtis dont à l’application si c’était le cas aurait pu régler la quasi-totalité des problèmes de logements pour une certaine frange de la population et même permettre la baisse sensible des loyers.

Seules certaines Sociétés Civiles Immobilières « SCI » et des particuliers disposent de moyens substantiels ont compris la quintessence de cette Loi.

Devrait-on aussi parler de l’aménagement de l’Esplanade de Sandaga qui restitue un spectacle affligeant avec ces bacs-à-fleurs qui déparent…

Et que dire également de ces fils électriques qui pendouillent sur la façade de ces immeubles insuffisamment bâtis et de surcroît dont les propriétaires ne s’obligent pas à ravaler leurs propriétés de façon régulière (toujours sur l’Esplanade de Sandaga).

Dakar est une belle Ville ou une Ville à parfaire.

Si tant est qu’une philosophie de la vie soit prise en compte et dans la pratique et dans le comportement s’il advenait, l’invraisemblable peut devenir vraisemblable même s’il est admis que ceci ne sera que dans une proportion, mais tout de même qui peut convenir à son Excellence le Président de la République Macky SALL qui ne cesse d’insuffler cette vision aux sénégalais.

Amadou KANE
Diplômé Paris (ICH PARIS)
Cabinet d’Expertise & de Conseil Immobilier « C.E.C »
114, Avenue André PEYTAVIN
Membre de l’Ordre National des Experts du Sénégal (ONES)

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