Putting a Price on the Quality of Life
79 Logements PLUS, Designed by architectural firm Badia Berger
March 4, 2010
Bonjour French Property Insider Subscriber,
Today’s issue of French Property Insider is flush with good news and important information for those considering a life or investment in France.
Property prices all over France are stabilizing, even though they never fell as far as their friends on the other side of the Channel (United Kingdom) or the Atlantic Ocean (United States). Read all about the Chambre de Notaires de France’s latest report.
We have an important report on the cost of living in France which might frighten you if you’re on a tight budget — Paris is certainly not where you’ll get the most bang for your buck. But there’s a reason for that — the high quality of life, as reported recently by International Living (http://www1.internationalliving.com/qofl2010/) where France came in number one for the fifth year in a row. Surprised?
So choose: expensive high quality or cheap low quality! Since you can’t take it with you to your grave, seems you might as well enjoy it while you’re alive…and that’s what we here are doing! With property holding it’s value, however, your safety net and security for your future during the retirement years is better invested than in most other places.
There’s news on newbuild apartments in Paris, an opinion on the best parts of France (other than Paris) to call home and anecdote of funny medical experience along with a list of emergency phone numbers of which you will want to make note. There’s much to read and contemplate plus some Hot Properties in the South of France to consider for your own next investment.
Don’t miss a single word, until next week…
Editor, French Property Insider
P.S. If you haven’t already booked your space for Sunday night at Paris Soirées where I will be speaking on HOW TO SUCCEED AS AN ‘ALIEN’ IN A FRENCH WORLD! Visit http://www.adrianleeds.com/parlerparis/calendar.html for more information and to reserve your place.
P.P.S. See you Tuesday March 9th at Parler Paris Après Midi — where you will get to meet other readers of Parler Paris and share your experiences. Visit http://www.adrianleeds.com/parlerparis/apresmidi.html for more information.
Volume VIII, Issue 9, March 4, 2010
In this issue:
* Number of Properties Sold Tops Predictions
* Who Ranks Where on Cost of Living Survey
* Find Your Place in the Sun This Month
* 13th Gets New High Rise Apartments
* Discover Other Regions of France for Investment
* Harrogate Property Show Returns
* FPI Fractional Property Offerings – Special Offers!
* Explaining the Euribor
* House Hunters International- Paris, Today!
* Moneycorp: Take the Risk Out of Currency Conversion
* Get a Free Property Consultation
* Lifestyle: Going Bio in Paris
* Explore the Gardens of the Loire Valley
* Parler Paris Apartments: Le Bac Marché
* So Who Owns the Chateau?
* Hot Properties: Sizzling Sultry Southwest
* The Next Notaires’ Auction: March 16th
* How You Can Obtain a Mortgage in France
* Parler Paris Après-Midi: Next Gathering March 9th
* Managing Your FPI Subscription
* Subscribers Receive Discount on Insider Paris Guides
According to the Chambre de Notaires de France, the provinces are experiencing a growth in the volume of property sales as is the Ile-de-France since the beginning of the year. The acceleration has been consistently strong since the second semester of 2009, month after month, and in particular for apartments in the Ile-de-France ahead of the provinces.
The number of sales for 2009 was reported to be 590,000 and not the 520,000 as was predicted, but this is compared to 2008 with sales of 670,000 and an average of 800,000 each year between 2000 and 2007.
In the Ile-de-France, and in the provinces, prices have begun to stabilize as of the third quarter. The charts you see here reflect the price reductions as of the end of the third quarter for resale apartments, resale homes and newbuild apartments for all of France. The dark colored "comments" reflect those areas that held their prices best.
New build apartments have seen particular success in recuperation with an increase of sales from 55,800 for the first three quarters of 2008 compared with 70,200 sales for the same period in 2009, thanks to the fiscal advantages made possible by the "Loi Scellier" and by zero interest rate loans.
Collectively, France saw a reduction in price per square meter by the end of the third quarter 2009 by 1.2%, but studio apartments held their values better than three to four room apartments. The final view is that the market downtown has been less severe than previously predicted and that the outlook is quite positive.
In comparison to the U.S. and the U.K., where all three reported prices at an equal level in the beginning of 2001, France experienced a surge in growth and appreciation and never fell as far as either of the other countries.
The latest Economist Intelligence Unit cost of living survey highlights the way in which sharp shifts in exchange rates in recent months have altered the relative cost of living in cities around the world. By comparing the ranking of cities in September 2008 (when the price survey was conducted) to the ranking in February 2009 (adjusting the September price data for recent exchange-rate movements), it is possible to see which locations have been relative winners or losers as a result of the currency dislocation. Dublin has a 13th ranking down from 11th last year, while London has fallen to 27th place, from 8th ranking 2008, because of the plunge in the value of sterling. New York has jumped from 39th rank in 2008 to 23rd place this year.
France is in the midst of transition from a well-to-do modern economy that has featured extensive government ownership and intervention to one that relies more on market mechanisms. France is the most visited country in the world and maintains the third largest income in the world from tourism. Paris is today one of the world’s leading business and cultural centers, and its influence in politics, education, entertainment, media, fashion, science and the arts all contribute to its status as one of the world’s major global cities.
Paris has an overall cost of living index which equates it with high cost of living locations. The overall cost of living index is comprised of the prices for defined quantities of the same goods and services across all 13 Basket Groups. Paris is currently ranked 16 overall, most expensive place in the world for expatriates to live, out of 276 international locations. The cost of living overview for each of the 13 Basket Groups is as follows:
Alcohol & Tobacco costs for alcoholic beverages such as alcohol at bar, beer, locally produced spirit, whiskey, and wine as well as tobacco products such as cigarettes is equally expensive on average compared to other cities with a rank of 106 out of 276.
Clothing costs for clothing and footwear products such as business suits, casual clothing, children’s clothing and footwear, coats and hats, evening wear, shoe repairs, and underwear is relatively more expensive compared to other cities with a rank of 17 out of 276.
Communication costs for various communication costs such as home telephone rental and call charges, Internet connection and service provider fees, mobile/cellular
phone contract and calls is equally expensive on average compared to other cities with a rank of 100 out of 276.
Education costs such as creche/pre-school fees, high school/college fees, primary school fees, and tertiary study fees is relatively more expensive compared to other cities with a rank of 90 out of 276.
Furniture & Appliance costs for furniture, household equipment and household appliances such as dvd player, fridge freezer, iron, kettle, toaster, microwave, light bulbs, television, vacuum cleaner, and washing machine is relatively more expensive compared to other cities with a rank of 61 out of 276.
Grocery costs for food, non-alcoholic beverages and cleaning material items such as baby consumables, baked goods, baking, canned foods, cheese, cleaning products, dairy, fresh fruits, fresh vegetables, fruit juices, meat, oil & vinegars, pet food, pre-prepared meals, sauces, seafood, snacks, soft drinks, spices & herbs is relatively more expensive compared to other cities with a rank of 43 out of 276.
Healthcare costs for general healthcare, medical and medical insurance such as general practitioner consultation rates, hospital private ward daily rate, non-prescription medicine, and private medical insurance/medical aid contributions is relatively more expensive compared to other cities with a rank of 46 out of 276.
Household costs for housing, water, electricity, household gas, household fuels, local rates and residential taxes such as house/flat mortgage, house/flat rental, household electricity consumption, household gas/fuel consumption, household water consumption, and local property rates/ taxes/levies is relatively more expensive compared to other cities with a rank of 28 out of 276.
Miscellaneous costs related to stationary, linen and general goods and services such as domestic help, dry cleaning, linen, office supplies, newspapers and magazines, and postage stamps is relatively more expensive compared to other cities with a rank of 62 out of 276…
Read the entire article at http://www.xpatulator.com/outside.cfm?lid=77 and http://www.finfacts.ie/irishfinancenews/article_1016156.shtml.
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.
Located in Seine Left Bank Urban Development Zone Paris 13th Arrondissement, France, this high rise building is named as 79 Logements PLUS. The façade of the building performs decorative coating Terrastyl polychrome, raw concrete finish, and Ultra high performance concrete. The outside flooring uses Serpentino Verde stone while the inside flooring uses Polished Serpentino stone (Entrance halls).
Paris-based architectural firm Badia Berger architects has designed this apartment building with high considering of maximum views and sunshine quality. There are courtyard and private garden designed ind
ividually and collectively. This high rise building has 9-11 floor levels in the 6,974 m2 surface area.
Read the entire article with more photos at http://duldule.com/2010/03/the-modern-apartment-design-of-79-logements-plus/.
“In the core Cote D’Azur market prices have corrected and we foresee stability for the coming period. Despite lower levels of interest at the start of 2009, including less UK buyers for the South of France (less than 50% of total registrations), the second half of the year witnessed increased activity (20-30%) by a coalition of Dutch, Norwegian, Danish, Belgian and Russian purchasers. Noticeably, since the start of 2010 there has been a return to the market by UK based purchasers (73% of total registrations) looking to pursue their lifestyle requirements in the South of France, assisted by low interest rates and lower capital values.
“At the top end, the market remains untested as transactions are sparse. There is adequate supply but confidence remains somewhat passive and buyers are content to wait. There is a sense that when the first few sales have happened others will follow. Whereas during the spring and early summer the evidence of an increase in supply was for the first time in years starting to emerge, within the subsequent months this has reversed and now, depending on the price point, supply is slightly lacking.
“Inland, Provence saw the re-emergence of British buyers earlier than the Cote D’Azur. Other nationalities also maintain a real love for Provence with Americans, Australians and French (Paris) buyers also competing for the best villas. Supply is steady so prices are static, but we anticipate a stable season with reasonable sale volumes. “
Read the entire article at http://www.immo-news.net/Market-comment-France_a7448.html.
Archant Life France is hosting its annual advice and information exhibition on moving to France in Harrogate between May 14 and 16, 2010.
Show visitors will be able to meet real estate market professionals such as estate agents, tax advisers, mortgage lenders and removal and currency exchange companies.
Free seminars led by experts will run throughout the show, offering house hunters an opportunity to have their questions answered face to face.
More information and free tickets are available at http://www.fpeharrogate.com/default.aspx.
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
Readers of FPI can take a look at special offers for Le Palace des Vosges, Le Petit Trésor and Chez La Tour at adrianleeds.com/frenchproperty/fractional.
When looking to raise finance against your French property, you are right to assume that the mortgage will almost certainly be linked to the Euro Interbank Offered Rate (Euribor).
The Euribor is used as a reference rate for Euro-denominated forward rate agreements, in very much the same way as the Libor is commonly used for sterling facilities.
Credit agreements can be linked to one of a number of different Euribor variants, from the changeable one-week Euribor up to the more secure 12-month rate.
The majority of French mortgage products are linked to the three-month or 12-month rates.
To find out more about the Euribor, including the latest tables of rates with current and historical data, you can visit the official website at www.euribor.org
A quick glance at the historical data will tell you that the base rate has followed roughly the same course as the Bank of England index over the last 18 months or so.
As recently as October 2008 the Euribor three-month rate stood above 5%, but it has been heavily affected by the credit crunch and the subsequent global economic turmoil.
>Base rates have been repeatedly cut in a bid to unfreeze the credit markets, to the point that the same rate now stands at 0.70%.
Of course, accurately predicting the fate of the Euribor over the coming months and years is virtually impossible, as it depends on so many factors…
Read the entire article at http://www.connexionfrance.com/euribor-three-month-mortgage-rate-explained-10611-news-article.html.
***"Vacation Home in Paris"
March 04, 2010
12:00 PM ET/PT
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 ere:
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.adrianleeds.com/parlerparis/apartments for more information or email me at firstname.lastname@example.org.
An Excerpt from
Parler Paris Nouvellettre®
Monday, March 1, 2010
Once again, the French medical system surprised me…pleasantly.
For four days last week, I laid in bed weak from a gastroenteritis — a "maladie" which has been making the rounds in Paris the past few weeks. It was almost a joke — surrounded by my laptop computer, four different phones (home, office, US, cell), two TV remote controls and several glasses of various liquids with no sign of recovery.
People from outside Paris would call and ask what the weather was like. Of course, how the ‘heck’ did I know? I hadn’t seen much outside my bedroom since the ‘darned’ thing struck middle of the night on Monday. Thanks to the laptop, WiFi and email, it’s likely that the time spent answering emails was even greater than normal, since there was no way in ‘heaven’ I was going to make it down my 70 stairs, although up would have been a ‘heck’ of a lot harder.
On Friday morning at 6 a.m. when there was no relief in sight, in a panic I sent a text message to my doctor (for whom you know I have tremendous admiration — Dr. Julia Bache, 01.47.63.42.07), not realizing it would wake her up, but secretly hoping it would. At 8:30 a.m., she phoned back and suggested I call SOS Médicins, the at-home emergency healthcare system in France that really works.
Yes, one can actually have a doctor come to your home at any time of day or night
within one hour of
your call. Not only that, but the nice gentleman on the phone, when hearing my pathetically weak little voice and terrible French accent, asked if I would prefer to speak in English! Shocking, isn’t it?
Within 15 or 20 minutes, the doctor appeared at my door. He took vital signs, asked a few questions and loved practicing his English. He must of noticed the mountain of equipment and papers taking up space on the bed and was intrigued that I could work from home like writers do. In fact, it was a rather amusing exchange, because he seemed so naive about the ability to have a ‘virtual’ office, with access to the world at your fingertips.
But here’s the clincher that bowled me over. Instead of prescribing a pharmaceutical, such as antibiotics or any drug that any normal Western medicine doctor would prescribe, he wrote on his "ordinance" (prescription), "Gelée Royale – Ginseng – Acérola – Défenses et Vitalité." He said, "You take one of these everyday for the next few weeks and you’ll be a new and revitalized woman."
Just around the corner on rue Debelleyme (number 35) is a little "bio" shop named "Bio-Moi" into which I had never ventured, but was sure they would carry such a product. It was another "grand surprise" to find inside what I though was an insignificant little merchant turned out to be a substantially well-stocked market with a variety of medicinal and personal products, as well as a large assortment of bio-organic food products, both fresh and packaged.
My daughter’s been after me for years to make the leap into a healthier diet and now here’s a Western medical practitioner prescribing the same regime. Is it time at this ripe old age to go ‘bio?’ I know what you’re saying…which is everything from, "It’s about time!" to "Bah, humbug!"
Well, the ‘proof is in the pudding.’ By Friday night I was at dinner with friends and by Saturday morning I was out the door having a "café crème" at the corner café then making a few rounds in the neighborhood to purchase a thing or two. By Sunday I was at brunch at Café Charlot and dinner at Chez Omar. So, there must be something to all this ‘bio hocus pocus.’
Uh oh. Does this mean I’ve been converted? Well, it’s a start at least. One thing for sure, it’s getting easier and easier to go bio in Paris. Just check out this Web site (sorry, it’s in French) where one can be "Paris So Biotiful!": http://www.parisobiotiful.com/.
Emergency telephone numbers in Paris you will want to make note of…
Fire/ Pompiers: 18
Physicians/SOS Médecins: 01.47.07.77.77
Pharmacy/SOS Pharmacies: 01.45.00.35.00
Dental/SOS Dentistes: 01.43.37.51.00
English crisis line/SOS Hel:p 01.46.21.46.46
24-hour pharmacy: 01.42.25.49.95
24-hour auto/SOS Dépannage: 01.47.07.99.99
Electricity emergency: 01.43.35.40.86
Gas leaks: 01.43.35.40.87
Lost or stolen Visa Card: 08.36.69.08.80
Lost or stolen MasterCard: 08.00.90.13.87
Lost or stolen check book: 08.36.68.32.08
Directory enquiries: 12
If you are calling from a mobile phone you should dial the Single European emergency call number of 112.
Anyone planning a garden-visiting holiday abroad should consider the short trip across the Channel and down, past Paris, to the fertile Loire region.
It is fabulously romantic, littered with famous, fairy-tale châteaux and cream-coloured fortresses – Chambord, Cheverny, Beauregard and Chenonceau among them – with their geometric hedges and parterres de broderies (literally, embroidered parterres).
It’s no surprise that the Loire is also home to the castle on which Sleeping Beauty was based, Château d’Ussé.
But it’s the gardens that are a revelation. The area has a long tradition of horticulture. The land is rich alluvial soil, much of which is so sandy that borders looks more like dark-coloured, plumped-up sand dunes than earth.
Yet it provides beautiful growing material, fed by the Loire and Loiret rivers.
Top of your list should be the castle and grounds of Chaumont-sur-Loire, near Blois, which hosts a magnificent garde
n festival from spring
to late autumn.
Set aside a whole day, as there is masses to see. The festival includes 20 to 30 show gardens by designers across the world (think Chelsea Flower Show for quality and Hampton Court for the sense of space).
The gardens remain in situ all season, quietly growing and tended by the showground’s six gardeners, so a late-summer visit would show them at their best.
Every available space has been planted up by the canny gardeners, who, rather than throw away plants at the end of the season, reposition them in what have become huge borders in between.
The effect is tremendous – the grasses especially are spectacular, given plenty of room to tower and spread.
The lawns near the entrance were planted with long strips of gaura, stipas and Pennisetum villosum, airy, lovely and très chic…
Photo credit: Derek Harris
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): Le Bac Marché
Rue du Bac, 7th Arrondissement
Sleeps up to 2
Le Bac Marché is a fashionable studio apartment that sits on well-known rue du Bac, in the heart of an upscale Parisian neighborhood. The décor is proudly traditional and gives a feeling of warmth and security for all who stay there. The main room is equipped with a Murphy bed which descends from its hiding spot at night to provide a comfortable sleeping experience, and then goes neatly back into place to provide plenty of daytime living space. Also in this room is a dining table, a plush sofa with ample pillows and a beautiful, large cabinet with dishes and storage space. There is hanging space along an adjoining wall. Also provided is a flat screen television, telephone and high-speed Internet. In the next room is the well equipped kitchen with a modern two-burner stove, a full sized traditional oven, as well as a microwave and refrigerator.
Reserve now! Visit http://www.adrianleeds.com/parlerparis/apartments/rentals/bac.html
LA FERTÉ-IMBAULT, France — The tangled oak woods of the Château de l’Écluse are inhabited by a great silence.
The descendants of Fernand Plée, who purchased these grounds and this red-brick manor in central France in 1941, say they have nothing to hide. Their grandfather, they say, was a good man: a decorated veteran of the First World War, a willing partner to the Allies in the second, a man of generosity and courage.
But an otherwise ordinary legal battle between the nearby town of Salbris and Mr. Plée’s descendants, who inherited the estate after his death 40 years ago, has brought to light a somber chapter of the man’s past, and that of the Château de l’Écluse.
The property had once belonged to a Parisian entrepreneur, Émile Akar. In 1941, however, Mr. Akar being of Jewish descent, the wartime Vichy government confiscated the chateau. Fernand Plée then purchased it through the General Authority for Jewish Questions, the agency officially charged with France’s “Aryanization.”
Mr. Akar died well before war’s end, and any public memory of Mr. Plée’s act was apparently lost in the confusion and bliss and national forgetting of post-liberation France. He never returned the estate to the family of its rightful owner, despite laws obliging him to do so. It now falls to his descendants to confront that history.
President Jacques Chirac first officially acknowledged France’s “collective wrongdoing” during the Vichy years in 1995. Since then, the state has taken great pains to confront that dark era, compensating tens of thousands of victims and establishing the public memory of a long-repressed past. It is now widely felt, among Jews as among the general populace, that the nation has done everything in its power to right its past wrongs.
But Vichy remains a presence, here, and a source of continuing discomfort…
Read the entire article at http://www.nytimes.com/2010/03/02/world/europe/02chateau.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 located in southwest of France.
*** Béziers, Languedoc-Roussillon: Two-Bedroom, approx. 55m²
Located in a village with all shops, café and school, 15 minutes from Béziers, 25 minutes from the coast and 20 minutes from A9 and A 75 motorways. Village house to refresh, nicely located in the heart of the village. House includes living room and kitchen with open fireplace, bathroom, two bedrooms, and attic to convert into additional living space.
Asking Price: € 66 000 + 2% finders fee
*** Cesseras, Languedoc-Roussillon: Two-Bedroom, approx. 87m²
In the heart of the Minervois wine growing region, you can move right in to this lovely, renovated village house located in a friendly village with services. On the main floor the house offers an open plan living room with a working fireplace, dining area and full kitchen with plenty of storage space. On the first floor there is a landing, big closet, new, bright shower room and a large bedroom with built in storage cupboard. The grenier has been renovated into a large room with visible beams, Velux window and two large closets. It is currently used as an office and spare bedroom. All appliances are only three years old. All of the windows are double glazed and have screens.
Asking Price:€ 115 000 + 2% finders fee
*** ézénas, Languedoc-Roussillon: Two-Bedroom, approx. 70m²
Asking Price:€ 137 500 + 2% finders fee
*** Orb valley, Herault: Three-Bedroom, approx. 90m²
In a small town with all amenities. Entirely renovated town house with large garage, three bedrooms and courtyard of about 140m2. Includes
Asking Price: € 167 400 + 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 beauctioned off March 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 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.
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, March 9th, 2010 from 3 to 5 p.m. and every second Tuesday of the month (except August).
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