Capitalizing on the Best Bets
Le Penthouse Voltaire, Parler Paris Apartments
February 4, 2010
Bonjour French Property Insider Subscriber,
What kinds of properties make the best investments in France? That’s what we’re going to explore today. There are several types of properties, all of which will provide both enjoyment and a return on investment, but each of with have different liabilities, assets, certainties and risks. Learn more about each of them in today’s French Property Insider, then decide for yourself which makes the most sense for you.
We also explore the expenses you can expect to incur with property ownership in France. They are a lot less than you likely expect — as the ‘cost of entry’ is normally higher than the U.S. model, but the ‘cost of ownership’ is lower. Learn how much you should plan on to help you calculate your return on investment.
There’s news about price stabilization on French property and how today’s currency rate of exchange makes property purchase even more inviting. Plus property in France is more affordable than ever thanks to all the current economic factors. Read all about it in today’s issue.
Then, don’t miss the Hot Properties — one great property in each of the investment categories to help you decide what path you take into the French property investment arena.
There’s lots to learn and consider in today’s issue, so sit back, pour a glass of wine and take in a taste of France from your armchair anywhere in the world.
Editor, French Property Insider
P.S. Lori Allen from the American Writers & Artists Inc just sent me an airfare deal you might like to take advantage of in you’re headed to France any time soon…Lori is taking nine people to Paris this May for AWAI’s annual photography workshop and she came across this airfare deal to pass along to their attendees. Flights from JFK to Paris this May are only $1,310. You can learn more here: www.thephotographerslife.com or you can call Alice Derry at (202) 370-6459 (Eastern time zone) or toll-free at (866) 415-1425. You can also email Lori at firstname.lastname@example.org, but be sure to tell you Adrian Leeds and Parler Paris sent you!
P.P.S. See you next Tuesday at Après Midi to meet up with other Parler Paris readers! Visit www.parlerparis.com/apresmidi.html for more information.
Volume VIII, Issue 5, February 4, 2010
In this issue:
* Learn Which Kinds of Properties Make the Best Investments
* Know What Expenses You Can Expect in Property Ownership
* A Place in the Sun
* The Outlook for First Quarter 2010 Prices
* Capitalizing on Affordability
* What’s Up in the Languedoc
* Learn How to Live in France: The Owner’s Manual
* FPI Fractional Property Offerings – See the New Properties!
* House Hunters International- Paris, Next Month
* The Good News on Foreign Currency
* Moneycorp: Take the Risk Out of Currency Conversion
* How You Can Get a Free Property Consultation
* Parler Paris Apartments: The Aubergine
* Hot Properties: Best Investments
* Notaires’ Auction: February 16th Upcoming
* How You Can Obtain a Mortgage in France
* Parler Paris Après-Midi: Next Gathering Feb. 9th
* Managing Your FPI Subscription
* Subscribers Receive Discount on Insider Paris Guides
It’s a good question…and one that most lovers of France and investors ask themselves: what’s the best property investment you can make in France?
Fortunately there are several great ways of investing in France, all of which are different, yield different results and satisfy different needs. Therefore there should be at least one which fits your goals and desires.
1. Single ownership is one of the best ways to yield a high return. If you purchase an apartment, home in the country, village house, château or other kind of abode, live in yourself, then you will reap the enjoyment of the property and whatever appreciation takes place over the years of usage while costing little to own and maintain. Property taxes in France are relatively very low and affordable and if you own the property more than 15 years, no capital gains tax will be due.
2. Should you decide to rent the property when you are not using it, depending on your rental yields, you can earn as much as 10% of the value of the property each year (before taxes), while still having the pleasure of usage. There is no question that in terms of strictly financial gains, this is by far the most profitable way to invest in France. Many variables will affect your profit success, but if done correctly, will out-perform all other kinds of investments.
3. Better yet, but at a much higher risk, are "Viager" properties. A Viager is a French term (and concept) for a property sold on a reverse annuity basis. That’s a formal way of describing how a person can sell their property in exchange for a down payment and regular cash installments for the rest of their life, while continuing to live in the house or apartment. The only catch is that when the person dies, the property is surrendered to the purchaser. In a way, the purchaser is ‘betting’ on the seller’s death!
There’s a very famous story about the oldest French woman who ever lived, named Jeanne Calment. She died at the age of 122 outliving her lawyer 43 years her junior, who, when she was 90 years old, signed a deal to purchase her apartment at a monthly sum of 2,500 French francs until she died. The lawyer surely thought it a good deal, the woman already having lived long past an average life span, but he ended up paying more than double the apartment’s value!
These "life annuity" purchases, however, are normally big bargains, so should the "viager" live a less than an average life span, your investment could end up winning big.
4. Leaseback properties have been a very popular "scheme" the past 20 years for those who want a hassle-free investment that guarantees a certain yield, usually about 5% per year. It was introduced by the French government to increase the quantity of quality holiday accommodation available in areas capable of attracting more tourists.
The leaseback scheme enables you to purchase a property which then earns a rental income and which has a pre-selected property management company to whom you "leaseback" your property for a period which usually ranges between 9 and 12 years. Owners can spend up to six months a year in their property, with a guaranteed rental income depending on usage. This investment can be perfect for those willing to tie up their funds, have hassle-free and risk-free ownership of vacation property, without big gains.
5. Fractional Ownership is the newest concept on the market and balances well the idea of ownership, usage and investment. Similar to "Time Share," owning a ‘fraction’ of a real asset such as an apartment in Paris, or home in the countryside, provides usage and decision-making power in proportion to your share, while the property appreciates and provides enjoyment. As a new concept, there are not many fractional properties on the market today, but it’s growing all the time. Like any of these investments, it has its upsides and downsides, but can be the perfect solution for those who don’t want the total responsibility of single ownership.
Which one is right for you? Good question. Hopefully, this outline will help you decide which of the five investment schemes work best for your needs, goals and lifestyle.
Editor’s Note: Should you wish to explore any of these in greater depth, contact: mailto:email@example.com or visit http://www.adrianleeds.com/frenchproperty/consultation and http://www.adrianleeds.com/frenchproperty/fractional
Property ownership in France is surprisingly inexpensive compared to the U.S. where property taxes and insurance are high. Still, it certainly does not mean it’s without some annual costs, of which you should be totally aware prior to purchase.
When you are visiting properties, be sure to ask the sellers for a record of past taxes, insurance and
ty bills to assess what you can expect in expenses. The following are averages, by percentage, based on the value of the property, and most generally relate to apartments in Paris. Outside Paris, you can expect taxes to be higher (yes!, because a smaller population supports the infrastructure), but if in a single family residence, there will be no home owners fees. Instead, you may have higher maintenance…so it averages out.
Unavoidable Expenses, Based on the Value of the Property
Annual Property Tax: .0005% (yes, one-tenth of a per cent!)
Annual Habitation Tax: .0005% (about the same as property tax)
Annual Home Owners Insurance: .00066% (about one-66th of a percent)
Utilities (water, electricity, gas, telephone, Internet): .0025%
Repairs and Maintenance: .005% (budget)
Copropriété fees (home owners, Paris and other co-ownership properties): .0025% (25€ per square meter per year average, based on 10,000€ per meter price average)
Total = .01166% per year, or 116.60€ per 10,000€ value of the property.
If appreciation of the property exceeds this percentage, then when the time comes to sell, you will have used the property at no cost and earned a profit on your investment.
Wealth Tax is applicable on assets valued at over 790,000€. If you have a mortgage on the property, then only the capital investment is applicable. The tax is imposed on a sliced basis so that, for instance, if you owned net assets valued at €1,000,000 you would only pay tax on €210,000, at the rate of 0,55%, as the first €790,000 has a zero rating. The higher the net worth, the lower the percentage:
Fraction Taxable Rate of Tax
Up to €790,000 0%
€790,000 – €1,290,000 0.55%
€1,290,000 – €2,530,000 0.75%
€2,530,000 – €3,980,000 1.00%
€3,980,000 – €7,600,000 1.30%
€7,600,000 – €16,540,000 1.65%
Over €16,540,000 1.80%
How Investing in a European Sme Can Reduce the French Wealth Tax for Both Residents and Non-Residents in France for Tax Purposes
By Jean-Sébastien Dumont
Global Tax Blog
Residents are liable for wealth tax on their worldwide assets when their net fair market value exceeds €790,000. Non-residents are only liable for wealth tax on their assets physically located in France to the extent that their net fair market value exceeds €790,000.
Since 2008, both French residents and non French residents who are subject to wealth tax in France can benefit from a wealth tax reduction granted for contributing to the share capital of Small to Medium-sized companies (SMEs) based either in the European Union, Iceland or Norway.
The only investment to share capital which give rise to the reduction in wealth tax are those made in companies which fulfill the EC definition of a Small to Medium-sized company and which carry on notably an industrial or commercial activity (save for property and investment companies).
Investment in the share capital of SMEs in a completion, start-up or expansion phase, for the purposes of the wealth tax reduction, is capped at 1.5 million Euros per twelve-month period. Recently, the amended tax bill for 2009 (decree n°2009-418, April
15, 2009) tempor
arily increased the capped amount to 2.5 millions Euros per twelve-month period from January 1, 2009 till December 31, 2010.
Wealth tax reduction corresponds to 75% of the amount invested directly or indirectly in the share capital of SMEs, limited to €50,000 per year.
Such wealth tax reduction implies the continuous ownership of the shares until the end of the fifth calendar year following the year of the investment.
A Place in the Sun Live features thousands of overseas properties for sale, by hundreds of exhibitors from more than 40 countries worldwide. And with homes from less than £20,000 to over £1 million, there really is something to suit almost every taste – and budget.
The next A Place in the Sun Live takes place at Earls Court, London on 26th – 28th March 2010.
With everything you need all under one roof, you’ll have a unique opportunity to compare properties and talk to the agents and developers face-to-face, all in one place!
Whether you are in the market for a great investment property, idyllic holiday home, a place to retire to or a permanent residence abroad, A Place in the Sun Live will bring you a step closer to owning your place in the sun. There’s everything from new and off-plan apartments and developments, houses, villas and unique character properties.Full details and tickets available at www.aplaceinthesun.com/visitorinfo.
The National Association of Estate Agents International today revealed its predictions for the global property market over the next 12 months.
Predicting a market hugely dependent on the strength of the sterling, the Association said:
- Purchasers will be looking for ‘less risky’ investments and in particular towards the more stable markets such as France and Italy but for the very best bargains you may wish to try Spain or Turkey.
- Property prices will remain stable within the first quarter of the year so purchasers are advised to make a cash offer by March if they want to secure a bargain in any of these countries.
- Balance of supply and demand will stabilize once house prices pick up and the pound strengthens against the Euro…
Editor’s Note: To read the article in its entirety, click here: www.myintroducer.com/
French property is looking like it could be at its most affordable for years, according to one expert.
Keith Baker, vice chairman of the National Association of Estate Agents International (NAEA), has revealed his predictions for the country’s property market in 2010.
He believes that although the global economic downturn made it hard for the real estate industry, France has benefitted from not having an overpriced market and a more cautious approach to mortgage lending.
"French property is likely to be the most affordable for many years. Property prices are now at a more reasonable level of affordability and are set to continue stabilising in the coming months," he said.
"It is still a buyer’s market and confidence is very much apparent. Good quality properties in great locations are always highly
The NAEA also stated that investors will be looking to purchase property in less risky and more stable environments this year.
European Union figures, released late last year, show that France and Spain are among the countries with the most foreign citizens living within their borders.
By Richard Holledge
The Financial Times
January 30, 2010
Photos and Map by The Financial Times
Château les Carrasses near Capestang is being converted into houses and flats. Its days of mass-production are over but the developer plans to produce quality wine on site
Like all the villages of the Languedoc-Roussillon, Montagnac is surrounded by vineyards. For more than a century this sweetly rolling region of southern France made its living from pumping out millions of liters of vin de table every year.
Now, however, demand for its wine, cheap and cheering though it was, has fallen behind the classier competition from the new world. Vineyards and distilleries have been left empty and workers have deserted for cities such as Montpellier…
To read the article in its entirety, click here: www.ft.com
Domaine de Lavagnac, Tel: +44 (0)870626 5269, www.domainedelavagnac.com
Hameau de Coulon Midimas Immo, Tel: +33 (0)466 82 04 03, www.midimas.com
Château les Carrasses Winkworth International, www.winkworth.fr and Domaine & Demeure, Tel: +44 (0)870 626 5203, www.domainedemeure.com
Pézenas Garrigae, Tel: +44 (0)871 218 2103, www.garrigae.com
Le Hameau du Temple Chesterton Humberts, Tel: +44 (0)20 3040 8210, www.chestertonhumberts.com
Take the fast track to French property bargains…
Affordable cottages, farmhouses, city apartments, and seaside retreats. Delectable food and wine… culture and history on every doorstep… first-class infrastructure… the world’s best healthcare system. France is arguably the world’s loveliest country — and one of its most economically stable too. For those seeking full-time homes, vacation properties, or gilt-edged real estate investments, France hasn’t lost any appeal.
More information available at French Owers Manual
m French Propert
If you are interested in traditional fractional ownership properties currently offered by ourFractional Ownership partners, see below:
LE PALACE DES VOSGES
CHEZ LA TOUR
LE PETIT TRESOR
NOTRE MAISON DANS TOULOUGES
To see our latest Fractional offerings go to adrianleeds.com/frenchproperty/fractional
***"Settling Down in Paris" – Episode HHINT- 402
February 18, 2010 12:00 PM ET/PT
>***"Vacation Home in Paris"
March 04, 2010
12:00 PM ET/PT
Foreign currency exchange may be driven by the excellent deals available in France, it has been suggested.
A recent report from the National Association of Estate Agents International revealed its predictions for the global property market in 2010, stating that buyers will be looking for "less risky" investments and will be moving towards the stable markets of Italy and France.
The report also suggested that foreign currency exchange could go further in Spain or Turkey.
Nick Dowlatshahi, managing director at Leapfrog Properties, said that 2009 was "a very good year for people buying French property; not the holiday home buyers or people moving to France, but pure investors who were after some discounted deals from developers got some really excellent deals last year".
He added that a number of investors came to France from less stable countries in the last couple of years because of the discounts and the stability that it offers.
French property is once again proving popular with people looking to buy property abroad.
A strong exchange rate and low interest rates on French mortgages will encourage more people to buy into the French property market, Easier.com has suggested.
"People who had felt it wise due to the recession to put their purchase on hold until late 2010 have suddenly realized that now is the best time to buy if they are going to finance the purchase with a mortgage."
With sterling trading against the euro at its highest exchange rate since August, the move could become all the more tempting for Britons who want to move to mainland Europe.
Sterling reached a low of £1 to €1.08 in September 2009, but rates have gradually increased so that today £1 buys around €1.15.
If you’re buying a holiday home or investment property overseas, when you trade your currency is crucial. The euro exchange rate is constantly fluctuating, so trading at the right time will mean your money goes a lot further. Adrian Leeds Group LLC and Moneycorp are working together to ensure you make the most of your Dollar or Sterling when buying a property in France.
For the latest exchange rate use our currency converter at http://www.adrianleeds.com/frenchproperty/loan/moneycorpconvertor and learn more about moneycorp here:
If you are a guest staying in any one of our luxurious Parler Paris Apartments, and would like to consider having your own "pied-à-terre" for your pleasure and profit, contact Adrian Lees for a FREE one-hour consultation while you’re enjoying the apartment in the City of Light. Visit http://www.parlerparisapartments.com for more information or email me at firstname.lastname@example.org.
Welcome to your home in Paris. Home is how you will feel in a private apartment in Paris that has the "seal of approval" from Parler Paris Apartments andme, Adrian Leeds. Parler Paris Apartments offers high quality accommodations to make your stay in the City of Light as enjoyable and memorable as possible.We at Parler Paris know each and every apartment owner or manager personally, and stand behind thequality of those we represent. We understand your needs and desires, all the small details that make a rental apartment a warm and welcoming home and a much better alternative to an impersonal hotel!Parler Paris Apartments is administered and serviced by the same greatteam as Parler Paris, French Property Insider and French Property Consultation. You can trust that Parler Paris Apartments and all those with whom it is associated will do heir best for your 100% guaranteed satisfaction.
SPOTLIGHT APARTMENT(S): The Aubergine
L’Aubergine…Cozy rRetreat…Reserve NOW!
One-Bedroom, Sleeps up to 4
L’Aubergine sits tucked away on an historic and quiet Marais "cul de sac," making it an oasis of peace and calm. This second floor apartment has two large bright windows that face a classic Parisian courtyard. It has been completely renovated and professionally decorated to the height of luxury, with a soothing "aubergine" (eggplant) and taupe color scheme.
Reserve now! Visit http://www.adrianleeds.com/parlerparis/apartments/rentals/aubergine.html
Each week French Property Insider features a range of properties which we believe are on the market at the time of writing. These properties are featured in order to give readers a sample of what is currently available and a working example of prices being asked in various regions of France and districts of Paris.
This week we focus on properties that will make the best investments, in all categories.
*** LE KUBE, Luxury Designed Hotel Room Leaseback
Discover this beautiful hotel bedroom in the 18th arrondissement. Situated near the famous Sacré Coeur in Montmartre, this hotel is in a great location regarding the Paris tourism activity. On the 5th floor and accessible by elevator this property is completely renovated.
Asking Price: € 168,000 + 2% finders fee
*** Viager Apartment 4 rooms , 83m ² , 75017 Paris 17th , 300 000 €
Located on rue Marcel Renault in a beautiful old stone building. This 4 room apartment is on the 4th floor, with an elevator, and has an entry hall, double reception, two bedrooms, a large kitchen, and separated WC. Also includes in excellent condition, high ceilings, floor moldings and fireplaces. Buy this property from 1 279 € / month
Asking Price: €300,000 + 2% finders fee
*** Fractional Sale, Le Palace des Vosges
An AMAZING "maison" — more of a house in the country than an apartment in Paris, right smack dab in the middle of Paris’ most elegant square — the Place des Vosges.
Investment per Share
Shares 1 through 4 SOLD OUT
*Annual maintenance, taxes and fees estimated to be approximately 2,000€ per share.
*** "Mon Petit Château"…On Sale Exclusive to FPI and Parler Paris Readers!
The owner of one of our prettiest little rentals, “Mon Petit Château,” has decided to sell her place to move on to a larger apartment. It’s 30m2 in the 3rd arrondissement on the fashionable rue Charlot, with a living room/dining/kitchen and toilet on the first level, bedroom, bathroom and toilet on the second level. It’s been completely (and elegantly) renovated, and sleeps up to four people.
Asking Price (including all furnishings): 390,000€, plus 2.5% finder’s fee
Notaires de Paris
Place du Châtelet
12 avenue Victoria
Additional information on Les Ventes aux Enchères des Notaires can be found on the Web site at www.encheres-Paris.com.
To read Schuyler Hoffman’s article about the property auctions in Paris, click on: www.frenchpropertyinsider.com/
|The following properties will be auctioned off February 16, 2010:|
Editor’s Note: If you look at the properties on the Notaire’s site (www.encheres-paris.com), when you click on the information for a particular property there is also a link to Google Maps to show you exactly where the property is located.
When you make a purchase as important as a piece of real estate in a foreign country, you ant to know that you can trust t
he people you are dealing with. Adria
n Leeds has developed a network of professionals that meet only the highest of standards. With the expertise and experience of Adrian and her team, you can depend on getting the best advice and support to feel completely confident that you are making an informed investment decision.
HELPFUL CONVERSIONS FOR REAL ESTATE
1 square meter = 10.7639104 square feet
1 hectare = 2.4710538 acres
For more conversions, refer to: www.onlineconversion.com/
The second Tuesday of every month, Parler Paris and French Property Insider readers gather at La Pierre du Marais for a drink and a "schmooze" –It’s an opportunity to meet and chat with other like-minded people and a great way to make friends! Costs nothing except your drinks. Don’t miss the next gathering Tuesday, February 9th, 2010 from 3 to 5 p.m. and every second Tuesday of the month (except August).
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