La Vie en Viager

La Vie en Viager

View from the Terrace of "Le Saint-Tropez"

 

French Property Insider

April 23, 2009
Paris, France
http://adrianleeds.com/frenchproperty/insider


Bonjour French Property Insider Subscriber,

The sun is pouring in the windows, the air is cool and the trees and flowers are bursting forth. It’s "April in Paris" and we’re loving it.

Today’s issue focuses on a particular kind of property — a "viager." A viager is a life annuity property that has benefits for both seller and buyer with a risk for the buyer, but a potentially large gain.

I am personally in the midst of such a transaction, having purchased a viager almost two years ago that has become an ongoing saga — a tale to be told that should soon have a happy ending for both the seller and the buyer…which does not mean death for the seller…but life with more income. Read all about it in today’s issue along with a complete explanation of the ins and outs of viager ownership as well as a variety of viager properties on the market today.

On the subject of Paris property prices, we take an even more in-depth look at the last 17 years of price fluctuations, charted by district for all 17 years. The Chambre de Notaires makes the information available to us, but it’s up to us to review and analyze it. We’ve done some of that for you, so that it will help you determine which areas of the city will make the best property investments.

Make a note that the next airing of the newest House Hunters International is June 15th and don’t miss our upcoming Living and Investing in France Real Estate Conference May 31st in Paris. (See the details for both in today’s issue.)

A bientôt,

Adrian Leeds
Adrian LeedsEditor, French Property Insider
Email: fpi@adrianleeds.com


P.S. Be sure to check out our newest luxury vacation rental apartment in Paris: Le Trésor du Marais — www.adrianleeds.com/parlerparis/apartments/rentals/tresor.html.


Volume VII, Issue 17, April 23, 2009

In this issue:

* "Le Saint-Tropez" – The Viager Saga Continues
* Time Running out to Register for Paris Conference
* An Interesting Look at Paris Property Prices Since 1991
* Learning the Nuts and Bolts of Buying En Viager
* Second Chance to See House Hunters Int. Episode
* A New Property Exhibition in May
* The Latest Fractional Property Offerings
* A Recent Overview of the French Property Market
* Currency Update from Moneycorp
* Parler Paris Apartments: Le Trésor
* Hot Property Picks: Viagers en Variété
* A Full Property Auction in April
* How You Can Obtain a Mortgage in France
* Parler Paris Après-Midi: When and Where We Meet Next
* Managing Your FPI Subscription
* Subscribers Receive Discount on Insider Paris Guides


"Viager with a View"
By Adrian Leeds

Part V
Excerpted from Parler Paris Nouvellettre®
Wednesday, April 22, 2009

It’s been a little less than a year since the last ‘installment’ of "Viager with a View" — the ongoing ‘saga’ of the apartment destined to be called "Le Saint-Tropez" — a "viager" that I purchased in September of 2007. For those of you who have followed the story, you may want a quick reminder to get you back up to speed and for those who haven’t, you may want to read Parts I, II, III and IV before you read this chapter. They call be found by clicking on the following links:

Part I: www.adrianleeds.com/parlerparis/issues/pparis10-9-07.html
Part II: www.adrianleeds.com/parlerparis/issues/pparis17-9-07.html
Part III:www.adrianleeds.com/parlerparis/issues/pparis19-9-07.html
Part IV: www.adrianleeds.com/parlerparis/issues/pparis2-7-08.html

A "viager" is a li

fe annuity property, al
so known as a "reverse mortgage." It’s fairly common in France where a person would sell their property in exchange for a down payment and regular cash installments as long as they are alive and continue to live in the property. When the person dies, the purchaser assumes the rights.

The advantage can be to both parties: it allows elderly people to benefit from the sale of their homes while retaining its use and the buyer benefits by paying a minimum price for such a property. If the person dies soon after entering the arrangement, then the buyer gets the property at a bargain.

If the person lives a long life, then the cost could escalate beyond reason, as was the case with Jeanne Calment, the oldest living human, who lived to the age of 122 and outlived her Notaire, André-François Raffray, who purchased her apartment, promising to pay $500 per month until Jeanne died. He paid twice the market value for the apartment before dying himself in December of 1995.

The sad side of this arrangement, of course, is that the buyer is often ‘betting’ on the person’s death. You can imagine the jokes told by friends about my own situation, making light of all the ways to ‘do away with’ Monsieur N. who holds the rights of usage! But before you pass judgment, let me remind you that although he still holds the rights of usage, he’s been living with his nephew in the Charente-Maritime for several years, abandoning the apartment for occasional usage by his relatives, therefore it’s virtually unused. Giving up the apartment would not take the roof from over his head!

"Le Saint-Tropez" (the name it will take upon becoming a rental apartment) took two years to acquire and now it’s almost two years in the making to obtain the rights of usage. In last July’s chapter (Part IV), I had made an offer in writing to Monsieur N. to purchase his rights of usage — a little less than 500€ per square meter.

His nephew with whom he has lived, accepted the registered letter and responded without too much delay. Yes, of course he is happy to entertain an offer, but he counter offered at more than double — or about 1000€ per square meter.

This was both good news and bad news. The good news was that a settlement was imminent and bad news that the price had just considerably increased.

Just at this time (last Fall), my daughter and I were in the process of purchasing an apartment in New York City, using up a lot of the available funds needed to come to a settlement with Monsieur N. On top of that, the economy was crashing. It was bad timing to have applied for a mortgage to recuperate the added expenses on the New York property, but it was necessary in order to buy his rights of usage and renovate the property to prepare it for rental, which would ultimately lead to valuable revenues.

Months have gone by. I chose not to respond to the nephew’s counter offer — to let him see that I wasn’t as ‘anxious’ a buyer as he might have thought…at the new double cost. Also, as Monsieur N. ages, there is a greater risk that my patience will outlive him.

Meanwhile, it’s totally reasonable to understand the risk and the odds. In order to learn more about the man, I contacted a private detective who said, "Unfortunately, we cannot provide any information related to subject’s medical records. This is illegal here."

The next best idea was to actually visit Monsieur N. in the Charente-Maritimes…unannounced. Easter weekend was the perfect opportunity. By car, a friend accompanied me to drive through the Dordogne, onward to Bordeaux and up through the Charente-Maritime to La Rochelle. It was Easter Sunday. There was a road-side stand where I purchased a bouquet of flowers. The nephew’s house was easily plotted on a Google map and easy to find. There was a car out front in the driveway, but no one answered our knocking at the door. I phoned the house…no answer.

Then we spotted a neighbor peering at us through her window. I knocked on the neighbor’s gate and she happily came out to greet us. The neighbor, a retired Parisian now enjoying the countryside, openly informed us that Monsieur N. had been in a retirement home for over a year. She offered to give the flowers to the nephew along with my note. On a piece of scrap paper, in bad French, I penned off a simple message about having stopped by to say hello is hopes we could discuss the settlement in person and to please phone me. We took off disappointed to have missed meeting the nephew, but happy to have made a positive connection.

The next morning while loading the luggage into our rental car in La Rochelle to return to Paris, the phone rang. The nephew had received the flowers and note, most appreciatively. It was the first time we had spoken and the conversation was quite congenial. I explained that I would like to settle as quickly as possible, but that I would like to come to a more reasonable financial arrangement in order for us to proceed. He agreed to speak to his uncle and prepare himself to have a proxy to sign the documents on his uncle’s behalf next time he would be in Paris.

To transfer the rights of usage, a Notaire must prepare the formal documents and taxes and fees will be due upon the transfer based on the sum in question. These are additional expenses I am prepared to accept.

A letter was issued just yesterday to the nephew with a new offer ‘splitting the difference’ — about 700€ per square meter. Now my fingers are crossed for a positive response! As there is no chance he will ever return to the apartment, the money can go toward his retirement home expense or
other necessities or luxuries and everyone will be able to have what they want. It may be hardest for the nephew who may be in the habit of using the apartment during his stays in Paris.

Now I hold my breath. Perhaps after four years of earnest effort, the "viager with a view" will finally be mine. During the course of these four years, I’ve tried to learn more about the true story of the apartment…more about Monsieur S. who purchased it before me and why it went into the hands of the state…more about Madame B. who has her belongings in one of the cellars (to which neither she nor I have the rights) and why there was a lawsuit entanglement between her and Monsieur N.

When I asked Madame B. to tell me more about the apartment, she told me the story was too ‘painful’ to relate. When I asked Monsieur de L., the "Syndic" about the history, he told me I should remain a "vierge" or "virgin" and know nothing until the apartment is fully in my possession so as not to hinder the negotiations. The story must be powerful enough to warrant all this intrigue and suspense! And I’m sure it will shed a lot of light on this very dark and mysterious subject!

Monsieur de L. has been dealing with the problems of this apartment for more than 20 years. This is the apartment that caused a flood into the window of my own apartment more than 10 years ago, simply because the rain gutters had filled with debris from the terrace, causing th water to overflow into my bedroom and forcing the homeowners association to pay for costly repairs. He will surely be very happy to have it under my safe wings once and for all, so that we can "caillebottis" the terrace to protect it (add a slatted flooring) and finally transfer the ownership of the cellar to Madame B. to which I agreed earlier. Then there is the question of the mezzanine, which exists, but which is not a part I own, much like the terrace.

And to this day, I’ve never seen the other parts of the property — the "débarras" (storage room) across the hall, the "chambre de bonne" (servant’s quarters) down the hall and the two "caves" (cellars). I anxiously await this day!

Until chapter VI…which hopefully will be an agreeable conclusion! Stay tuned…


Living and Investing in France Real Estate Conference Coming Up!

If you’ve always dreamed of spending more time in France, enjoying a pied-à-terre of your own in Paris that you can profitably rent when you like, or just make a smart investment in the strong Euro by owning property in France…then this power-packed one-day conference is a MUST. There is no doubt, from the hundreds of others who have attended conferences of this kind and fulfilled their dreams…this Sunday in Paris will point you in the right direction to really make it happen!

Reserve your seat now!!

 

Paris Sunday, May 31, 2009 Chez Jenny 3, Boulevard du Temple 75003 Paris. For more information go to www.adrianleeds.com/frenchproperty/conference/liveinfrance/LIF_Paris_May_2009 or email info@adrianleeds.com.

 


Charting the Paris Property Market
By Adrian Leeds

The Chambre de Notaires closely monitors the property sales, providing the data for our inspection and analysis.

In the following two charts (downloadable and printable pdf files), the average per square meter prices and the evolution of the prices by district (arrondissement) are charted beginning with second quarter 1991 through fourth quarter 2008.

Download them by clicking on th following two links:

Price per square meter by arrondissement in Paris since 1991: adrianleeds.com/frenchproperty/insider

Evolution of the price per square meter by arrondissement in Paris since 1991: adrianleeds.com/frenchproperty/insider

The following observations can be made:

In terms of evolution, the end of the year 2000 is consider the index for the entire period, therefore the prices per square meter for the fourth quarter 2000 would be considered the index as well.

Since that term, the districts with the most growth were the 10th with 266% followed by the 2nd with 256.9%. The districts with the least growth were the 16th with 189.6% followed by the 6th with 196.9% growth. Sixteen of the 20 districts showed growth of more than 200% since the end of 2000. Over an eight-year period (2000 – 2008), the average growth for all districts was 224.5%, or a little more than 11.2% annually.

The period that experienced the lowest prices was 1998 when prices fell as much as between 25% and 30%. Since
th
en prices have continued to escalate on a regular basis until fourth quarter 2008, when the market took a slight downturn in all but two districts: 9th and 15th.

The district which lost the most value in the fourth quarter of 2008 was the 8th. The district which lost the least value in the fourth quarter of 2008 was the 5th.

The charts should help you determine which areas of the city will make the best property investments. Those that overall show the most growth and lose the least value, would be most favorable for long range investing.


Viager, an Alternative Way to Purchase Property
Compiled and edited by Schuyler Hoffman

The term "viager" owes its origin to the word viage meaning ‘duration of life’ in old French. The expression indicates the lack of certainty, the unpredictable nature of its length.

The viager is a particular way of selling possessions or property which relies on converting all or part of the sale price into an annual and viagère rent (a regular annual revenue for life) in favor of the seller. This annual rent is usually paid monthly or quarterly (as agreed between the two parties). It comes into force on the day the notarized act of sale is signed and expires on the death of the seller. It is governed by articles 1968 and 1983 of the Civil Code.

Thus a sale "en viager" allows:
* the seller, known as the Crédirentier, to secure a return on one or several possessions by creating an additional tax efficient pension guaranteed for life.
* the buyer, known as the Débirentier, to build up a trouble free property holding.

There are a couple of variations on a purchase made en viager: Occupied Viager, Viager Vacant and Forward buying.

Occupied Viager

The occupied viager sale is the most common. It allows the owner to sell his/her possession while retaining both customary and dwelling rights during his/her lifetime, and the buyer to benefit from the reduction in sale price corresponding to the value of these customary and dwelling rights.

The first step is to evaluate as accurately as possible the sale price (or occupied value) which equates to the difference between the market value of the possession (freehold value) and the value of the customary and dwelling rights which depend on the life expectancy of the seller or sellers.

The second step is to establish the method of payment of the sale price taking into account the wishes of the parties: – Payment in full on the day the authenticated deed of sale is signe – A down payment (called the bouquet) on the day the said deed is signed with the balance paid as a viagère rent; – Or the entire amount is converted into a viagère rent.

The viagère rent is calculated using tables based on mortality statistics, which are regularly updated, and on a fixed rate of interest. The said rent terminates on the day of the seller’s death. It should be noted that the viagère rent calculated in the first instance with the objective of meeting the seller’s needs is index linked on an annual basis to maintain the latter’s buying power over the years. It is normal practice to index link the rent to the average retail price index established and published monthly by the INSEE (National Institute of Statistics and Economic Studies).

Charges and conditions: Contrary to popular opinion, the charges and conditions relating to the customary and dwelling rights are not governed by law: "the contract makes the law between the parties." Generally speaking, the seller continues to pay all the running costs (heating, electricity, water, running repairs, general repairs, management company fees…) and the buyer pays for major repairs as per article 606 of the Civil Code, together with the Land Tax on developed property and fire insurance for the building.

Surrender of use: At any time the seller, who reserves the customary and dwelling rights, may release the property to the buyer who then pays in exchange an increased rent or a capital payment calculated according to the value of the recovered usage. It is best to make provisions for the possible vacation of the premises at the time of the act of sale.

Viager Vacant

Similar logic applies to the Vacant, or free, viager, the difference being that, as the name implies, the property is sold with vacant possession so there is no reduction in price linked to occupancy. When an owner possesses a property other than his/her principal residence or has to leave this principal residence, the free viager provides a solution ensuring a fixed, regular income with attractive tax benefits without the inconveniences attached to renting.

Forward buying

This type of sale, often used by young buyers, is a kind of "Seller credit." As with the viager, the seller may occupy the property for life for a period determined in advance or vacate it on the day the act of sale is signed. The occupancy price reduction depends on the period chosen at the outset or on the life expectancy of the Seller/s if occupancy is for life.

The "occupied price" is then broken down into an initial payment due on the day the authenticated deed of sale is signed and monthly payments ending on a fixed date.

Differences versus the viager:
* The mon

thly payments are tax free
* They continue until the expiry date even in the event of the seller’s death (to the account of the beneficiaries)
* They are index linked, in general, to the cost of construction

As with the viager, if the seller retains customary and dwelling rights, it is advisable to make provision in the authenticated deed of sale for a detailed breakdown of costs and works, and for the possible relinquishment by the seller of these customary and dwelling rights to the benefit of the buyer in exchange for financial compensation.

Tax Implications of a Viager

In addition to purchasing a property at below market value, a viager can also offer tax benefits.

Viagères rents benefit from advantageous tax reductions:
* 30% up to 50 years of age – 50% between 50 and 59
* 60% between 60 and 69
* 70% from 70 on

The reversionary rent is free of inheritance tax on the death of the first partner (article 793-1-5 of the CGI).

The French Inland Revenue applies this scale based on the age of the older seller. The age is calculated on the day the original deed of sale is signed and the tax reduction remains the same for life (if a seller is 69 years old the day of the sale, he will benefit from a reduction of 60% for life whereas if he waited until he was 70, he would have 70%).

The viager, mainly occupied (only 10% of transactions are en viager libre), is a useful solution to several current concerns such as:

* retirement (for the Seller who benefits immediately as well as for the Buyer who is planning his)
* housing (possibility for the Buyer to obtain a city centre property, for example, where building programs are rare and prices out of reach)
* financial investments which can often be uncertain
inheritance concerns (second families, for example, or where there are underlying problems between children)
* heavy taxes payable to the State when there are no direct heirs…and others, depending on individual cases.

As with any property transaction you should contact a legal professional to ensure you have receive correct information and proper guidance. There are those who specialize in viagers. Most important, you need a professional to draw up an appropriate sales contract. Doing this will help ensure your purchase en viager will be trouble free.

Editor’s Note: The photos used for this article are properties on the market to be sold as viagers.


House Hunters International "Vacation Home in Paris"
By Adrian Leeds

www.hgtv.com/house-hunters-international/vacation-home-in-paris/index.html

Vacation Home in Paris

Episode HHINT-1A05

Tune In:
June 15, 2009 10:00 P.M. e/p
June 15, 2009 2:00 A.M. e/p

New Yorkers Jeff Ballinger and Mary Schiller recently began the first steps toward making their dream together a reality. After honeymooning in Paris, they knew they wanted their own vacation property in France. Now, they’ve moved out of their house and into a smaller condo in the Bronx, NY, and have begun their search for a pied-a-terre in Paris.

Guests:
Adrian Leeds, Property Consultant, Adrian Leeds Group


French Property Exhibition in Harrogate 15-17 May 2009

French Property News magazine celebrates its 20th anniversary with another market-leading French Property Exhibition.

Archant Life France, the market leading publisher within the Francophile market in the UK, is organizing its annual French property exhibition in Harrogate. The three-day event will be held in the Yorkshire Event Centre. Doors will open at 10am every day and entrance is free. Free tickets can be obtained from www.fpeharrogate.com

Show visitors will be able to meet the market professionals such as estate agents, tax advisors, mortgage lenders, and removal and currency exchange companies. Free seminars led by experts will run throughout the show, offering househunters a unique opportunity to have their questions answered face to face.


Fractional Property Offerings from French Property Fractional

www.adrianleeds.com/frenchproperty/fractional

If you are interested in traditional fractional ownership properties currently offered by our Fractional Ownership partners, see below:

Place des Vosges 
***NEW!!! strong>

Paris: LE PALACE DES VOSGES
www.adrianleeds.com/frenchproperty/fractional

 

Chez la Tour Paris: CHEZ LA TOUR
http://www.adrianleeds.com/frenchproperty/fractional

Paris: La Rsidence Luxembourg
www.adrianleeds.com/frenchproperty/fractional

Le Petit Tresor Paris: LE PETIT TRESOR
www.adrianleeds.com/frenchproperty/fractional
Maison Bleue Languedoc-Roussillon: MAISON BLEUE
www.adrianleeds.com/frenchproperty/fractional

French Property Overview

www.homesoverseas.co.uk

Falling French property prices and interest rates could soon attract more potential buyers, according to estate agents in France.

In their latest housing market report, the French estate agents association FNAIM report that average residential prices depreciated by 1.7% in Q1 of the year.

Average house prices have now fallen 11.2% year-on-year, whilst the price of apartments has dropped by 8.4%, causing prices to fall back to levels last recorded at the end of 2004.

The largest average falls in apartment prices in the past year have been recorded in Toulon (-19.3%), followed by Cannes (-13.7%), Grenoble (-11.7%), Ile de France (-11.2%), and Aix en Provence (-10.7%).

On the other hand, some areas have seen slight price gains, including Nancy (4.5%), Narbonne (4.4%) and Bordeaux (2.9%).

To read the entire article go to www.homesoverseas.co.uk/news/French_property_overview.


       

TODAY’S CURRENCY UPDATE

www.Moneycorp.com

MoneycorpVisit the FPI Web site and click on the link on the left panel or click here for Currency Currency Convertor by Moneycorp Global Money Services/Currency Online by Moneycorp: Moneycorp Currency Conversion Tool for up to the minute conversions of all major currencies.

Compare currency values easily and quickly by visiting:
www.Moneycorp.com/agent/parlerparis/Currency Convertor by Moneycorp Global Money Services/Currency Online.asp

Charts: www.Moneycorp.co.uk/members/charts.asp The charts are updated every ten seconds.

The prices shown are "inter bank" exchange rates and are not the rates that you will be offered by Moneycorp. Your rate will be determined by the amount of currency that you are buying. Please speak with an Moneycorp dealer or your consultant for a live quotation.


PARLER PARIS APARTMENTS

Parler Paris Apartments

Welcome to your home in Paris. Home is how you will feel in a private apartment in Paris that
has th
e "seal of approval" from Parler Paris Apartments and me, 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 the quality 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 great team 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 their best for your 100% guaranteed satisfaction.

SPOTLIGHT APARTMENT(S): Le Trésor

Rue Vieille du Temple, 4th Arrondissement
One-bedroom, Sleeps Up to 4

Le Trésor du Marais is a charming one-bedroom apartment with a mezzanine (sleeping loft) located in the heart of the Marais district (4th arrondisement) of Paris just opposite the beautiful pedestrian street, rue Trésor, teeming with restaurants and boutiques. Its location on a charming courtyard provides solace in the midst of the exciting, high energy Marais district just outside your door.

Light pours through the five large double-paned windows making the apartment bright and cheerful, as well as quiet. The incomparable views of the rooftops of the Marais from this fourth floor ‘nest’ provide the utmost in charm. The climb up the 72 steps you will find is easy and well worth the effort to achieve the light, the views and the quiet.

The high ceilings are set off by the beautiful, original 18th-century wooden beams that add character to the apartment. Make sure you look for the carvings in the beams and the original wooden nails. Oak parquet floors compliment the combined living/dining
area, master bedroom and mezzanine.

A well equipped kitchen features Portuguese tile floors and countertops, a four-burner electric stove top, coffee maker, a small refrigerator with freezer section, and a microwave oven for cooking and reheating.

The bedroom comfortably sleeps two in a queen-sized bed, the sofabed accommodates a third person and the sleeping loft in the mezzanine will accommodate a fourth guest. There is plenty of closet space so that you may unpack and may yourself fully at home.

A modern bathroom in blue and white tile contains an especially spacious shower and a bright, sunny window.

www.adrianleeds.com/parlerparis/apartments/rentals/tresor.html.

Reserve now! Visit www.adrianleeds.com/parlerparis/apartments or email: Apartments@AdrianLeeds.com


HOT PROPERTY PICKS: Viagers en Variété

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.

As we are not a real estate agency. These properties do not constitute a sales listing. For those readers seriously interested in finding property in Paris or France, you can retain our services to do the whole thing for you. For more information, visit http://www.adrianleeds.com/frenchproperty/consultation

This week our focus is on viager properties throughout France.

***Villefranche sur Mer: 2-Bedroom, approx. 75m²

A very pleasant three room apartment with garden and sea views, in a small co-ownership and a quiet setting. Includes: Entry, living room and master bedroom on a large terrace facing south, kitchen, second bedroom east facing, bathroom, separate toilet, storage, cellar and parking. Haven of peace!

Asking Price: Value €450,000
Initial Payment €147,000 + 2.5% Finder’s Fee
Monthly Rent €1,710

***Nice: 1-Bedroom, approx. 73m²

Located in the center of NICE, between St. Philippe and the garden Alsace Lorraine. Beautiful 2/3 rooms on the 4th floor of a building in good standing with lift. Includes: large entry, double living room with view, bedroom, equipped kitchen onto a balcony, bathroom, sep

arate WC
. Parquet flooring in the bedroom and the living room, beautiful high ceilings, excellent location (5 minutes walking to the Promenade des Anglais, the train station, 10 minutes drive from the international airport and very close to many shops.

Asking Price: Value €270,000
Initial Payment €46,000 + 2.5% Finder’s Fee
Monthly Rent €850

***Les Arc/Argens: 4-Bedroom, approx. 390m²

Large property of 2,650m². Lots of trees. Beautiful house with four bedrooms, two bathrooms, two WC, equipped kitchen, large living room/dining room, auditorium room/projection room of 55m². Two garages, cellar, utility room, workshop of 95m², covered terrace of 44m². Proximity to highway/motorway, train station and other conveniences.

Asking Price: Value €600,000
Initial Payment €146,000 + 2.5% Finder’s Fee
Monthly Rent €1,100

***Saint Remy: 3-Bedroom, approx. 200m²

Beautiful villa of traditional construction located in a calm and sought after environment. Grounds of 1400m ² raised and enclosed. Includes: entry hall, large living room and dining room, kitchen equipped, one bedroom with bathroom, WC, and second floor with two bedrooms, bath and WC. Also has large garage and storeroom.

Asking Price: Value €380,000
Initial Payment €124,000 + 2.5% Finder’s Fee
Monthly Rent €796

***Marseille: 2-Bedroom, approx. 66m²

In a newer building constructed in 2006, a beautiful apartment. Southern exposure, with a large terrace and view – large living room, an American kitchen, two bedrooms, bath and toilet.

Asking Price:Value €240,000
Initial Payment €48,000 + 2.5% Finder’s Fee
Monthly Rent €270

 

***Aix in Provence: 4-Bedroom, approx. 134m²

Superb apartment building with the views of the city. With 134m² of space including: entry, living room, three bedrooms, kitchen, storeroom, and bath and toilet. Also a large terrace of 200m² and garage for two cars.

Asking Price: Value €610,000
Initial Payment €90,000 + 2.5% Finder’s Fee
Monthly Rent €2,200


Next Week’s Notaires’ Property Auction

Notaires de Paris
Place du Châtelet
12 avenue Victoria
Paris 1st

Of special note this go round are the two buildings on blvd. Voltaire, each with several apartments on the block. One wonders if someone got in over their head…

Additional information on Les Ventes aux Enchères des Notaires can be found on the Web site at www.encheres-Paris.com. Though the site has a button for an English version, it isn’t necessarily reliable.

To read Schuyler Hoffman’s article about the property auctions in Paris, click on:
www.adrianleeds.com/frenchproperty/insider/members/content/articles/auctions1.html

On April 28, 2009 the following properties will be auctioned off:

 

2009-06-01
3 Rooms 72m²
113 boulevard Voltaire
75011 – PARIS 11eme
Starting Bid: 170 500,00 €
Deposit: 34 100,00 €

 

2009-06-02
2 Rooms 36m²
113 boulevard Voltaire
75011 – PARIS 11eme
Starting Bid: 110 500,00 €
Deposit: 22 100,00 €

 

2009-06-03
3 Rooms 43m²
113 boulevard Voltaire
75011 – PARIS 11eme
Starting Bid: 100 500,00 €
Deposit: 20 100,00 €

 

2009-06-04
7 Rooms 115m²
115 boulevard Voltaire
75011 – PARIS 11eme
Starting Bid: 295 000,00 €
D
eposit: 59 000,00 €

 

2009-06-05
2/3 Rooms 52m²
115 boulevard Voltaire
75011 – PARIS 11eme
Starting Bid: 145 500,00 €
Deposit: 29 100,00 €

 

2009-06-06
2 Rooms 36m²
115 boulevard Voltaire
75011 – PARIS 11eme
Starting Bid: 120 500,00 €
Deposit: 24 100,00 €

 

2009-06-07
2 Rooms 33m²
115 boulevard Voltaire
75011 – PARIS 11eme
Starting Bid: 130 500,00 €
Deposit: 26 100,00 €

 

2009-06-08
2 Rooms 32m²
115 boulevard Voltaire
75011 – PARIS 11eme
Starting Bid: 130 000,00 €
Deposit: 26 000,00 €

 

2009-06-16
3 Rooms 62m²
83 rue Bobillot
75013 – PARIS 13eme
Starting Bid: 217 000,00 €
Deposit: 43 400,00 €

 

2009-06–27
2/3 Rooms 75m²
50 rue Vaneau
75007 – PARIS 7eme
Starting Bid: 495 000,00 €
Deposit: 99 000,00 €

 

 

 

 

Auctions for May begin next month on May 5, 2009!


SEEKING A MORTGAGE IN FRANCE?

French Propety LoanWhen you make a purchase as important as a piece of real estate in a foreign country, you ant to know that you can trust the people you are dealing with. Adrian 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.

Let us help you secure a mortgage in France at a competitive interest rate. Visit www.adrianleeds.com/frenchproperty/loan for more information or contact Loan@AdrianLeeds.com

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/


Parler Paris Aprs Midi

Parler Paris Apres Midi

 

www.adrianleeds.com/parlerparis/apresmidi.html

Come for a drink and to meet and chat with other readers in Paris…

The next gathering is May 12, 2009 and every second Tuesday of the month (except August).

 

 


Managing Your French Property Insider Subscription is Easy!

French Property InsiderWe receive many emails from French Property Insider Subscribers who want to change their email address, or update personal information. But did you know that you can make these changes yourself?

It’s easy…

1. Go to adrianleeds.com/frenchproperty/insider

2. Click on "Manage Subscription." You’ll find it under the "Subscribers Only" section in the sidebar.

3. Enter your username and password.

4. On the Welcome Page, go to "Manage Your Account" and click on "Change Password/Edit Profile"

5. Once you’v

e made the changes, scroll down to the bott
om of the page and click on "Save Profile."

Simple!

Of course, we’re always happy to help, so if you do need assistance, send an email to members@fpinsider.com


THINGS YOU NEED TO KNOW

To access password protected pages: click on any of the links on the left panel of the home page of FrenchPropertyInsider.com under "Subscriber’s Only," then type in your personal username and password.

Past issues of FPI are available on the Web site. You will find the
"Past Issues" link on the left under "Subscribers Only" or by going to
www.adrianleeds.com/frenchproperty/insider/members

To receive your free French Leaseback Report or the Paris Property
Report, click on
www.adrianleeds.com/frenchproperty/insider/members


We wanted better guides, So we wrote them!

insider paris guidesInsider Paris Guides are written for people who love the City of Light. You’ll get a Paris insider perspective on Restaurants… Making a Life… Black Culture… Expat Writers…and the newest guide, Practical Paris!

French Property Insider subscribers receive a discount of 10% off any guide and up to 25% off the entire purchase (if two or more guides are purchased at the same time). Here’s how it works:

1. Click on special Web link we give you just for FPI subscribers.

2. Then order one or more guide(s) and use the promotion
code "ED762." This promotion code gives you 10% off your total
order.

3. If you order two or more guides, then an additional 15% will be
taken off automatically. There is no promotion code needed.

Here is the special "coupon" Web link just for you:
www.insiderparisguides.com/offer


SUBSCRIBE TO PARLER PARIS

If you’re not a regular reader of the Parler Paris daily e-letter, and would like to be, simply enter your e-mail address here (it’s free!): www.adrianleeds.com/parlerparis


Copyright 2010, Adrian Leeds®
Adrian Leeds Group, LLC, www.adrianleeds.com

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