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Putting Paris Prices in Perspective
April 9, 2009
Volume VII, Issue 15
The air is warm, the skies are blue and the trees are turning green. Spring has sprung on Paris and France.
Today’s issue is focused on the latest Paris property price information — a confusing and telling tale of a market that is holding well — showing some downturn but remaining strong nonetheless. Read the latest reports and learn how to make the right investment decisions.
Hot properties showcase the 5th district — the Latin Quarter and areas around Le Panthéon. This is the district that can boast of the biggest gains — an area centrally located that makes for profitable rental property.
We’ve included an update on the renovation process of “Le Palace des Vosges,” our most luxurious Fractional Ownership property — 81 square meters with two bedrooms, 2.5 bathrooms and planned decor fit for the king and queen of France. Be sure to read all about it.
Tomorrow I will be embarking on a driving tour of the Southwest of France…from Paris to Angloulème, to Bordeaux, along the coast and up to La Rochelle and Ile de Ré. I’ll have plenty of tales to tell upon my return next week, so stay tuned.
Until then, have a wonderful holiday weekend, and don’t just think about your future in France…do something about it now while interest rates are low…and where an investment is solid and profitable, more than in most other parts of the world.
A bientôt,
Adrian Leeds
Editor, French Property Insider
Email: [email protected]
P.S. Make your reservations now to attend one or both of the upcoming Living and Investing in France Conferences at the end of this month and the next. See www.adrianleeds.com/frenchproperty/conference for more information.
Volume VII, Issue 15, April 9, 2009
In this issue:
* A Look at What’s New for Le Palace des Vosges
* Which Will You Choose: London or Paris?
* Learn How to Understand Property Price Reports
* The Latest Price Report for Paris Properties
* Another Property Exhibition in May
* Property in France Takes a Dip
* Faith Shown in a Resilient Property Market
* The Latest Fractional Property Offerings
* Save 500 000 € on One Hot Hot Property!
* Currency Update from Moneycorp
* Parler Paris Apartments: La Terrasse du Temple
* Hot Property Picks: Favoring the Fifth
* A Full Property Auction in April: Multiple Apartments in one Building!
* 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
Exposing the Beams and Other Renovation Decisions
By Adrian Leeds
Spring has sprung at Place des Vosges. The leaves are quickly popping out a bright fresh green — the Linden trees taking on their well-pruned square shape. With the sun out bright and the sky blue as any Paris sky can be, hoards have come to take in the rays on the lawns and enjoy the cool air.
At the Hôtel de Sully just next door, the garden has been manicured and the ivy wall is beginning to come back to life. It’s the main path from Le Palace des Vosges to rue Saint-Antoine — a heavenly route it is.
When a leak from the apartment above created a problem with the ceiling, it was a lucky day!…Lucky because it wasn’t until then that we discovered large 17th-century oak beams crisscrossing the entire length and width of the living room/dining room. The decision was taken to expose the beams to show off their centuries of history, adding even more detail to the large volume of space.
Martine di Matteo showed off her selection of fabrics for the upholstery and draperies — a combinatio
n of velvets an
d velours, satins and jacquard weaves, embroideries and leathers, in golds, greens and purples. These are the colors of royalty…fitting for the likes of Le Palace des Vosges. The fabrics are luscious and luxurious, both masculine and feminine, fit for a king and queen.
The furnishings were chosen with great care — some antique or with a patina of age, in light colors, distressed surfaces and designed to be practical for comfortable usage.
With the contractor, we reviewed every detail of the electrical plan, ensuring that there will be enough plugs, TV and telephone connection points and that the light switches will be practical and multi-purpose. The lighting will be elegant and soft, on dimmer switches for maximum control. There will be three chandeliers in the main living area, and antique sconces on many of the walls…no overhead lighting or contemporary spotlights — but lighting that will glow and produce a warm light.
For the moment, the space is a true “chantier” — a construction site that bears no resemblance to what will be a stunning finished product. But we have the vision of a palatial home — the kind everyone dreams of and few achieve.
Editor’s Note: For more information about “Le Palace des Vosges,” our most luxurious Fractional Ownership Property, visit www.adrianleeds.com/frenchproperty/fractional/pdv/index.html.
Two Living and Investing in France Real Estate Conferences 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…these Sundays in London or Paris will point you in the right direction to really make it happen!
Choose your city and register now! Seating is limited for both sites!!
London Sunday, April 26, 2009 The International Law Partnership The Vaults, Holborn Hall 193-197 High Holborn London WC1V 7BD. For more information go to www.adrianleeds.com/frenchproperty/conference/liveinfrance/LIF_London_April_2009 or email [email protected].
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 [email protected].
House Hunters International “Vacation Home in Paris”
By Adrian Leeds
Consult the link to learn when the Episode HHINT-1A05 airs next: www.hgtv.com/house-hunters-international/vacation-home-in-paris/index.html
How to Understand the Reported Property Prices
By Adrian Leeds
I can’t stress this enough. Before you read the following article and look at the most current reported property statistics, please learn HOW to understand them so that they will be useful to you.
The property price figures for Paris and the Paris region (Ile-de-France) are reported quarterly by the INSEE, the French National Institute for Statistics and Economic Studies (www.insee.fr). Just this week, the statistics were released for the end of fourth quarter 2008, about 3.5 months after the closing of the quarter. Given that the properties to which the statistics relate were purchased about three months earlier than the deeds were recorded (the time between the signing of the Promesse/Compromis de Vente and the Acte de Vente), you can assume then, that these figures are already out of date by more than six months.
When prices were increasing more than 10% annually, the difference between what was reported and what the market was actually reflecting were quite different — in fact as much as 50% in some cases. In today’s market, with less of an annual increase and in some cases a downturn, the variance will not be as great. Let’s look at how it affects the market values you will experience when you set out to look at properties
.
This report averages Paris per square meter prices at 6,520€ with an annual appreciation of 2.5%. Six-and-one-half months is 54% of the year. If you were to visit properties today, you can already expect the prices to be about 1.35%% higher (54% of 2.5%), or 6,608€ per square meter.
Other factors that contribute to this variance are:
1) the reduction in the purchase price, which can be attributed to direct payments made to the sales agent (agency commissions) to help reduce notaire fees,
2) the listing of inventory of fixed furniture such as built-ins and appliances and…
3) the under-the-table cash transactions, which are illegal but do occur.
4) Finally, the figures are diluted as they are reported by an arrondissement in its entirety and do not account for differences by neighborhoods or quality of properties.
I’m no mathematician nor economic analyst, and I’m sure among you there are readers who can correct my rather plebeian theory, but we know for a fact that the actual market values are considerably different than those the Chambre de Notaires report. We know based on property searches and visits we perform daily.
So, when setting out to find your perfect Paris apartment, keep in mind that what really counts are the asking prices of comparable properties.
Paris Property Price Report…The Resilient Paris Property Market — On a Property-by-Property Basis
By Adrian Leeds
Reporting on Paris Property Prices 2008
April 9, 2009
Almost daily we are asked about how the prices in Paris are holding up. With conflicting reports from the media, it might be difficult to know what to believe. Even in this week’s media, you may read one report titled: “Property Firm LNC to Refocus on Resilient French Market”…and another titled: “French Residential Property Prices Down In First Quarter.” And both can be absolutely true.
Let’s first separate France from Paris as one might separate the U.S. from New York City. The country as a whole and the individual cities are distinctly two different property markets and should not be confused. Today we take an in depth look at Paris and Paris alone. (Next week, we will focus on France as a whole.)
While Paris is not immune to the economic crisis felt worldwide, it suffers less than almost any other city in the western world. Here are the statistics for resale apartments within the 20 districts of Paris for 2008:
Sales are down by 23.2% on resale apartments. For the last quarter of 2008, prices reduced by 1.9% to 6,520 per square meter, but for the year, the increase was 2.5%. Sales were down for the quarter by 25.1%, and for the year, 16.5%.
Even the Chambre de Notaires calls Paris “resilient” — because after 10 years of uninterrupted increases of more than 10%, the downturn didn’t begin until the final quarter of this past year and even with that, only ever so slightly.
This follows the age old rule, “location, location, location.” Property that is cheap is cheap for a reason. Take notice. Invest in the best property you can.
The most expensive district continues to be the 6th with 10,040€/m², followed by the 7th with 9,610€/m² and the 4th with 8,860€/m². In contrast, the least expensive district in the city is the 19th with 5,010€/m², followed by the 20th with 5,340€/m² and the 10th with 5,890€/m². In one year, the increase in value decreased from 10.4% at the end of 4th quarter 2007 to 2.5% at the end of 4th quarter 2008 and for the first time since 1998, several districts reported a decline in prices — the 1st down -1.6%, the 8th down -1%, but at the same time, the 5th increased 6.7% as did the 9th with 6.4%.
Now let’s look at which districts had the next most growth — the 5th with 6.7% and the 9th, with growth of 6.4%, at a considerably lower average per square meter costs. This means you would have a much smaller investment, but yield almost as much growth on your investment.
Today I spoke with one of our top real estate agents who specializes in properties of €1 million and higher. Although they have fewer clients in today’s market, the ones they have are looking at properties in excess of €2.5 million and most recently had a client seeking properties in excess of €5 million. He reported showing a 215m² apartment in the Places des Vosges priced at €5.2 million, or more than €24,000/m².
We agreed that one cannot assume that ALL property is suffering a downturn — as it has become very property specific — good quality properties continue to hold their value, while lesser property is selling at less or remains unsold.
Therefore, we still contend that one should always buy the best property one can afford, even if expensive compared to others of lesser quality — as in the long run, the better location
s will
continue to hold their values even in tough economic times.
Editor’s Note: To read the full report (in French), go to www.paris.notaires.fr. We also make available to all our FPI readers a return on investment Excel spreadsheet that will help you make intelligent property purchase decisions. Just click here:
Rental_Return_On_Investment.xls.
French Property Exhibition in Harrogate
French Property News magazine celebrates its 20th anniversary with another market-leading French Property Exhibition (Harrogate, 15-17 May 2009).
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.
French Residential Property Prices Down In First Quarter
www.easybourse.com
PARIS -(Dow Jones)- Residential property prices in France were down 9.8% in the first quarter of 2009 from the same period a year earlier, real estate association FNAIM said Tuesday.
Home price data released by FNAIM excludes new properties.
FNAIM pointed out that the downward trend has experienced a slowdown in the first quarter, with a 1% drop of prices on quarter. Prices dropped 6.5% over the last three months of 2008, compared to the previous quarter, FNAIM also said.
“However price resistance should not overshadow the downward trend which began in 2008” due to the financial crisis and the worsening of economic conditions, FNAIM added.
The downward trend also shows a break from the stabilization trend observed between 2004 and 2008, FNAIM said.
FNAIM expects a 5% to 10% drop in prices for the full year of 2009 compared with 2008, which would lead existing home sale prices back to end-of-2004 levels…
To read the entire article go to www.easybourse.com/bourse-actualite/marches/french-residential-property-prices-down-8prc-in-1q-647484.
Property Firm LNC to Refocus on Resilient French Market
www.uk.reuters.com
PARIS, April 2 (Reuters) – Les Nouveaux Constructeurs (NVC.PA), a small-cap property group founded by the nephew of former French President Francois Mitterrand, expects to return to profit and stable sales in 2009 following its decision to refocus its operations on France.
Severely hit by the burst of the housing bubble, the company posted its first loss since the 1990’s housing crisis, but Chief Executive Olivier Mitterrand said on Thursday he expected the French property market to recover…
To read the entire article go to www.uk.reuters.com/article/idUKL211791420090402.
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:
Special Hot Property Reduced for FPI Subscribers
Save 500 000 €!
Chalet Beaumont: A unique mountainside chalet comprising of 7/9 apartments in Chamonix, France available for private sale.
The Chalet Beaumont apartments are situated in a spectacular location at the foot of Mont Blanc, perfect for those wishing to enjoy peaceful surroundings with easy access to the hustle and bustle of Chamonix town.
* 7/9 apartments total of 409m2 on 4 levels and 3573m2 of land.
* 255m2 renovated between 2003 and 2005 in the style of “developer MGM” (including new plumbing and wiring)
154m2 original
* All apartments fully furnished and equipped, mostly by “Cocktail Scandinave”, all new between 2003-2005 including all cookers and fridges.
* Currently 290m2 of let units generate Euro 453/m2 PA
* Enormous potential to add value services eg catering, minibus resort/transfer service, ski/board tuition etc.
* Asking Price: Euro 2,495,000
FOR OUR SUBSCRIBERS: Euro 1,995,000 (discount of 500 000 €!)
To inquire further email [email protected].
TODAY’S CURRENCY UPDATE
www.Moneycorp.com
Visit 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 the “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 P
aris 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): La Terrasse du Temple
Rue du Temple, 3rd Arrondissement
One-bedroom, Sleeps Up to 4
This newly renovated air-conditioned apartment, located in a 16th-century building, is an immaculate and calm one-bedroom oasis in the heart of Paris. Bright and luxurious, La Terrasse du Temple offers all the comforts of home in a well layed-out 35 square-meter package.
The apartment is situated on the first floor, just past the secure, digicode entrance and is easily accessible to those of all ages. It has a very spacious feeling, with a private, walled terrace, beautiful new bamboo floors, and large windows. The terrace itself will allow you to dine al fresco on the new teak patio dining set and is equipped with a retractable canvas awning, allowing all-weather enjoyment.
La Terrasse has one bedroom, but also offers a “Murphy” bed, which pulls out of the wall in the living area, allowing for comfortable sleeping accommodations for up to two additional people. Both are full-size beds, complete with luxury linens.
You will appreciate a new fully equipped galley kitchen with stove top, oven, dishwasher, washer/dryer, microwave, fridge, and all tableware and utensils…a cook’s dream in Paris! www.adrianleeds.com/parlerparis/apartments/rentals/temple.html.
Reserve now! Visit www.adrianleeds.com/parlerparis/apartments or email: [email protected]
A Look at the 5th Arrondissement
Compiled by Schuyler Hoffman
The 5th Arrondissement of Paris is one of the best known of the city’s central districts, located on the Left Bank of the Seine. Also commonly known as the “Latin Quarter” because the first great Parisian university, the Sorbonne, was founded here and Latin was the language the medieval period students used once to speak. The 5th was also the core of ancient Gallo-Roman Paris, as revealed in a number of otherwise rare archaeological remains that can be seen within the district.
The area still has a significant student presence, with several universities and schools of higher education being located in the area. However, due to gentrification, most student and faculty have been forced to more affordable areas such as the 13th.
Property can cost 8,000 Euros per square metre or more in this arrondissement, making it one of the most expensive areas in the capital.
HOT PROPERTY PICKS: Favoring the Fifth
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 https://adrianleeds.com/wp-content/uploads/newsletters/frenchproperty/consultation
This week our focus is on properties in the 5th Arrondissement, the area with the highest property price increase.
***Paris, 5th arrond.: 2-Bedroom, approx. 37m²
Investment property for sale in a beautiful Haussmanian stone building. Centrally located just a few steps from Pantheon. Immediate proximity from cafes, restaurants, and public transportation. Rental income guaranteed.
Asking Price: 300 800€ + 2.5% Finder’s Fee
***Paris, 5th arrond.: 2-Bedroom, approx. 48m²
Unique top-floor apartment with exposed ceiling beams and skylights. No elevator but views of the surrounding buildings and street life. Separate kitchen and bath.
Asking Price: 330 000€ + 2.5% Finder’s Fee
***Paris, 5th arrond.: 2-Bedroom, approx. 57m²
Gorgeous apartment in a building circa 1890. On the third floor with views and lots of light. Separate kitchen. Separate wc and bath. Original wood floors.
Asking Price: 475 000 € + 2.5% Finder’s Fee
***Paris, 5th arrond.: 2-Bedroom, approx. 60m²
Apartment with a lot of charm and cachet in a magnificent stone built building. Located on the second floor, with an elevator. Separate kitchen, bath, and toilet. Wood floors, large windows for lots of light. Could use some tlc.
Asking Price: 560 000 € + 2.5% Finder’s Fee
Upcoming 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 €
Deposit: 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?
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.
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 [email protected]
Parler Paris Aprs 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 April 14, 2009 and every second Tuesday of the month (except August).
Managing Your French Property Insider Subscription is Easy!
We 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’ve made the changes, scroll down to the bottom 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 [email protected]
We wanted better guides, So we wrote them!
Insider Paris Guides are wr
itten for people who love th
e 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
By Adrian Leeds
Spring has sprung at Place des Vosges. The leaves are quickly popping out a bright fresh green — the Linden trees taking on their well-pruned square shape. With the sun out bright and the sky blue as any Paris sky can be, hoards have come to take in the rays on the lawns and enjoy the cool air.At the Hôtel de Sully just next door, the garden has been manicured and the ivy wall is beginning to come back to life. It’s the main path from Le Palace des Vosges to rue Saint-Antoine — a heavenly route it is.
When a leak from the apartment above created a problem with the ceiling, it was a lucky day!…Lucky because it wasn’t until then that we discovered large 17th-century oak beams crisscrossing the entire length and width of the living room/dining room. The decision was taken to expose the beams to show off their centuries of history, adding even more detail to the large volume of space.Martine di Matteo showed off her selection of fabrics for the upholstery and draperies — a combinatio
n of velvets an
d velours, satins and jacquard weaves, embroideries and leathers, in golds, greens and purples. These are the colors of royalty…fitting for the likes of Le Palace des Vosges. The fabrics are luscious and luxurious, both masculine and feminine, fit for a king and queen.
The furnishings were chosen with great care — some antique or with a patina of age, in light colors, distressed surfaces and designed to be practical for comfortable usage.With the contractor, we reviewed every detail of the electrical plan, ensuring that there will be enough plugs, TV and telephone connection points and that the light switches will be practical and multi-purpose. The lighting will be elegant and soft, on dimmer switches for maximum control. There will be three chandeliers in the main living area, and antique sconces on many of the walls…no overhead lighting or contemporary spotlights — but lighting that will glow and produce a warm light.
For the moment, the space is a true “chantier” — a construction site that bears no resemblance to what will be a stunning finished product. But we have the vision of a palatial home — the kind everyone dreams of and few achieve.
Editor’s Note: For more information about “Le Palace des Vosges,” our most luxurious Fractional Ownership Property, visit www.adrianleeds.com/frenchproperty/fractional/pdv/index.html.
Two Living and Investing in France Real Estate Conferences 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…these Sundays in London or Paris will point you in the right direction to really make it happen!Choose your city and register now! Seating is limited for both sites!!
London Sunday, April 26, 2009 The International Law Partnership The Vaults, Holborn Hall 193-197 High Holborn London WC1V 7BD. For more information go to www.adrianleeds.com/frenchproperty/conference/liveinfrance/LIF_London_April_2009 or email [email protected].
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 [email protected].
House Hunters International “Vacation Home in Paris”
By Adrian Leeds
Consult the link to learn when the Episode HHINT-1A05 airs next: www.hgtv.com/house-hunters-international/vacation-home-in-paris/index.html
How to Understand the Reported Property Prices
By Adrian Leeds
I can’t stress this enough. Before you read the following article and look at the most current reported property statistics, please learn HOW to understand them so that they will be useful to you.The property price figures for Paris and the Paris region (Ile-de-France) are reported quarterly by the INSEE, the French National Institute for Statistics and Economic Studies (www.insee.fr). Just this week, the statistics were released for the end of fourth quarter 2008, about 3.5 months after the closing of the quarter. Given that the properties to which the statistics relate were purchased about three months earlier than the deeds were recorded (the time between the signing of the Promesse/Compromis de Vente and the Acte de Vente), you can assume then, that these figures are already out of date by more than six months.
When prices were increasing more than 10% annually, the difference between what was reported and what the market was actually reflecting were quite different — in fact as much as 50% in some cases. In today’s market, with less of an annual increase and in some cases a downturn, the variance will not be as great. Let’s look at how it affects the market values you will experience when you set out to look at properties
.
This report averages Paris per square meter prices at 6,520€ with an annual appreciation of 2.5%. Six-and-one-half months is 54% of the year. If you were to visit properties today, you can already expect the prices to be about 1.35%% higher (54% of 2.5%), or 6,608€ per square meter.
Other factors that contribute to this variance are:
1) the reduction in the purchase price, which can be attributed to direct payments made to the sales agent (agency commissions) to help reduce notaire fees,
2) the listing of inventory of fixed furniture such as built-ins and appliances and…
3) the under-the-table cash transactions, which are illegal but do occur.
4) Finally, the figures are diluted as they are reported by an arrondissement in its entirety and do not account for differences by neighborhoods or quality of properties.
I’m no mathematician nor economic analyst, and I’m sure among you there are readers who can correct my rather plebeian theory, but we know for a fact that the actual market values are considerably different than those the Chambre de Notaires report. We know based on property searches and visits we perform daily.
So, when setting out to find your perfect Paris apartment, keep in mind that what really counts are the asking prices of comparable properties.
Paris Property Price Report…The Resilient Paris Property Market — On a Property-by-Property Basis
By Adrian Leeds
Reporting on Paris Property Prices 2008
April 9, 2009
Almost daily we are asked about how the prices in Paris are holding up. With conflicting reports from the media, it might be difficult to know what to believe. Even in this week’s media, you may read one report titled: “Property Firm LNC to Refocus on Resilient French Market”…and another titled: “French Residential Property Prices Down In First Quarter.” And both can be absolutely true.
Let’s first separate France from Paris as one might separate the U.S. from New York City. The country as a whole and the individual cities are distinctly two different property markets and should not be confused. Today we take an in depth look at Paris and Paris alone. (Next week, we will focus on France as a whole.)
While Paris is not immune to the economic crisis felt worldwide, it suffers less than almost any other city in the western world. Here are the statistics for resale apartments within the 20 districts of Paris for 2008:
Sales are down by 23.2% on resale apartments. For the last quarter of 2008, prices reduced by 1.9% to 6,520 per square meter, but for the year, the increase was 2.5%. Sales were down for the quarter by 25.1%, and for the year, 16.5%.
Even the Chambre de Notaires calls Paris “resilient” — because after 10 years of uninterrupted increases of more than 10%, the downturn didn’t begin until the final quarter of this past year and even with that, only ever so slightly.
This follows the age old rule, “location, location, location.” Property that is cheap is cheap for a reason. Take notice. Invest in the best property you can.
The most expensive district continues to be the 6th with 10,040€/m², followed by the 7th with 9,610€/m² and the 4th with 8,860€/m². In contrast, the least expensive district in the city is the 19th with 5,010€/m², followed by the 20th with 5,340€/m² and the 10th with 5,890€/m². In one year, the increase in value decreased from 10.4% at the end of 4th quarter 2007 to 2.5% at the end of 4th quarter 2008 and for the first time since 1998, several districts reported a decline in prices — the 1st down -1.6%, the 8th down -1%, but at the same time, the 5th increased 6.7% as did the 9th with 6.4%.
Now let’s look at which districts had the next most growth — the 5th with 6.7% and the 9th, with growth of 6.4%, at a considerably lower average per square meter costs. This means you would have a much smaller investment, but yield almost as much growth on your investment.
Today I spoke with one of our top real estate agents who specializes in properties of €1 million and higher. Although they have fewer clients in today’s market, the ones they have are looking at properties in excess of €2.5 million and most recently had a client seeking properties in excess of €5 million. He reported showing a 215m² apartment in the Places des Vosges priced at €5.2 million, or more than €24,000/m².
We agreed that one cannot assume that ALL property is suffering a downturn — as it has become very property specific — good quality properties continue to hold their value, while lesser property is selling at less or remains unsold.
Therefore, we still contend that one should always buy the best property one can afford, even if expensive compared to others of lesser quality — as in the long run, the better location
s will
continue to hold their values even in tough economic times.
Editor’s Note: To read the full report (in French), go to www.paris.notaires.fr. We also make available to all our FPI readers a return on investment Excel spreadsheet that will help you make intelligent property purchase decisions. Just click here:
Rental_Return_On_Investment.xls.
French Property Exhibition in Harrogate
French Property News magazine celebrates its 20th anniversary with another market-leading French Property Exhibition (Harrogate, 15-17 May 2009).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.
French Residential Property Prices Down In First Quarter
www.easybourse.com
PARIS -(Dow Jones)- Residential property prices in France were down 9.8% in the first quarter of 2009 from the same period a year earlier, real estate association FNAIM said Tuesday.Home price data released by FNAIM excludes new properties.
FNAIM pointed out that the downward trend has experienced a slowdown in the first quarter, with a 1% drop of prices on quarter. Prices dropped 6.5% over the last three months of 2008, compared to the previous quarter, FNAIM also said.
“However price resistance should not overshadow the downward trend which began in 2008” due to the financial crisis and the worsening of economic conditions, FNAIM added.
The downward trend also shows a break from the stabilization trend observed between 2004 and 2008, FNAIM said.
FNAIM expects a 5% to 10% drop in prices for the full year of 2009 compared with 2008, which would lead existing home sale prices back to end-of-2004 levels…
To read the entire article go to www.easybourse.com/bourse-actualite/marches/french-residential-property-prices-down-8prc-in-1q-647484.
Property Firm LNC to Refocus on Resilient French Market
www.uk.reuters.com
PARIS, April 2 (Reuters) – Les Nouveaux Constructeurs (NVC.PA), a small-cap property group founded by the nephew of former French President Francois Mitterrand, expects to return to profit and stable sales in 2009 following its decision to refocus its operations on France.Severely hit by the burst of the housing bubble, the company posted its first loss since the 1990’s housing crisis, but Chief Executive Olivier Mitterrand said on Thursday he expected the French property market to recover…
To read the entire article go to www.uk.reuters.com/article/idUKL211791420090402.
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:
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Languedoc-Roussillon: MAISON BLEUE www.adrianleeds.com/frenchproperty/fractional |
Special Hot Property Reduced for FPI Subscribers
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TODAY’S CURRENCY UPDATE
www.Moneycorp.com
Visit 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 APARTMENTSParler Paris Apartments
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 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 P
aris 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): La Terrasse du Temple
Rue du Temple, 3rd Arrondissement
One-bedroom, Sleeps Up to 4
This newly renovated air-conditioned apartment, located in a 16th-century building, is an immaculate and calm one-bedroom oasis in the heart of Paris. Bright and luxurious, La Terrasse du Temple offers all the comforts of home in a well layed-out 35 square-meter package. The apartment is situated on the first floor, just past the secure, digicode entrance and is easily accessible to those of all ages. It has a very spacious feeling, with a private, walled terrace, beautiful new bamboo floors, and large windows. The terrace itself will allow you to dine al fresco on the new teak patio dining set and is equipped with a retractable canvas awning, allowing all-weather enjoyment.
La Terrasse has one bedroom, but also offers a “Murphy” bed, which pulls out of the wall in the living area, allowing for comfortable sleeping accommodations for up to two additional people. Both are full-size beds, complete with luxury linens. You will appreciate a new fully equipped galley kitchen with stove top, oven, dishwasher, washer/dryer, microwave, fridge, and all tableware and utensils…a cook’s dream in Paris! www.adrianleeds.com/parlerparis/apartments/rentals/temple.html.
Reserve now! Visit www.adrianleeds.com/parlerparis/apartments or email: [email protected]
A Look at the 5th Arrondissement
Compiled by Schuyler Hoffman
The 5th Arrondissement of Paris is one of the best known of the city’s central districts, located on the Left Bank of the Seine. Also commonly known as the “Latin Quarter” because the first great Parisian university, the Sorbonne, was founded here and Latin was the language the medieval period students used once to speak. The 5th was also the core of ancient Gallo-Roman Paris, as revealed in a number of otherwise rare archaeological remains that can be seen within the district. The area still has a significant student presence, with several universities and schools of higher education being located in the area. However, due to gentrification, most student and faculty have been forced to more affordable areas such as the 13th.
Property can cost 8,000 Euros per square metre or more in this arrondissement, making it one of the most expensive areas in the capital.
HOT PROPERTY PICKS: Favoring the Fifth
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 https://adrianleeds.com/wp-content/uploads/newsletters/frenchproperty/consultation
This week our focus is on properties in the 5th Arrondissement, the area with the highest property price increase.
***Paris, 5th arrond.: 2-Bedroom, approx. 37m²Investment property for sale in a beautiful Haussmanian stone building. Centrally located just a few steps from Pantheon. Immediate proximity from cafes, restaurants, and public transportation. Rental income guaranteed.
Asking Price: 300 800€ + 2.5% Finder’s Fee
***Paris, 5th arrond.: 2-Bedroom, approx. 48m²Unique top-floor apartment with exposed ceiling beams and skylights. No elevator but views of the surrounding buildings and street life. Separate kitchen and bath.
Asking Price: 330 000€ + 2.5% Finder’s Fee
***Paris, 5th arrond.: 2-Bedroom, approx. 57m²Gorgeous apartment in a building circa 1890. On the third floor with views and lots of light. Separate kitchen. Separate wc and bath. Original wood floors.
Asking Price: 475 000 € + 2.5% Finder’s Fee
***Paris, 5th arrond.: 2-Bedroom, approx. 60m²Apartment with a lot of charm and cachet in a magnificent stone built building. Located on the second floor, with an elevator. Separate kitchen, bath, and toilet. Wood floors, large windows for lots of light. Could use some tlc.
Asking Price: 560 000 € + 2.5% Finder’s Fee
Upcoming Notaires’ Property Auction
Notaires de ParisPlace 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:
2009-06-013 Rooms 72m²
113 boulevard Voltaire
75011 – PARIS 11eme
Starting Bid: 170 500,00 €
Deposit: 34 100,00 €
2009-06-022 Rooms 36m²
113 boulevard Voltaire
75011 – PARIS 11eme
Starting Bid: 110 500,00 €
Deposit: 22 100,00 €
2009-06-033 Rooms 43m²
113 boulevard Voltaire
75011 – PARIS 11eme
Starting Bid: 100 500,00 €
Deposit: 20 100,00 €
2009-06-047 Rooms 115m²
115 boulevard Voltaire
75011 – PARIS 11eme
Starting Bid: 295 000,00 €
Deposit: 59 000,00 €
2009-06-052/3 Rooms 52m²
115 boulevard Voltaire
75011 – PARIS 11eme
Starting Bid: 145 500,00 €
Deposit: 29 100,00 €
2009-06-062 Rooms 36m²
115 boulevard Voltaire
75011 – PARIS 11eme
Starting Bid: 120 500,00 €
Deposit: 24 100,00 €
2009-06-072 Rooms 33m²
115 boulevard Voltaire
75011 – PARIS 11eme
Starting Bid: 130 500,00 €
Deposit: 26 100,00 €
2009-06-082 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?
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.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 [email protected]
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
www.adrianleeds.com/parlerparis/apresmidi.html
Come for a drink and to meet and chat with other readers in Paris…
The next gathering is April 14, 2009 and every second Tuesday of the month (except August).
Managing Your French Property Insider Subscription is Easy!
We 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’ve made the changes, scroll down to the bottom 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 [email protected]
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
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