Setting Sights on the Sea



The View of Nice from Apartment #3

Setting Sights on the Sea

Parler Paris Nouvellettre®
Your taste of life in Paris and France
ParlerParis.com
Wednesday, September 16, 2009
Paris, France

Printer FriendlyParler Paris BlogCommunity CalendarRecommend to Friends
• Don’t miss a single issue of Parler Paris! “Whitelist” Parler Paris by adding “info@adrianleeds.com” to your address book.




Dear Parler Paris Reader,

Shortly upon arrival home from a long weekend on the Riviera in the land of our beloved Grace Kelly, I got in bed and turned on the TV only to come immediately upon “High Society” playing on TCM (Turner Classic Movies) with…yep, you guessed it, Grace Kelly. It seemed “synchronistic,” to say the least.

Signs like this tell me that I’m in the right place at the right time. That’s what it felt like being on the Côte d’Azur while researching the property opportunities in Nice. Everything fell just into place — even getting stuck between floors in the ancient elevator at number 7 rue Alexandre Mari with Florence (who is “elevaphobia” — or elevator phobic (term coined by Ray Griffin in 1997), was totally predictable. (We laughed until we cried, called three different people to help get us out and took pictures all the while until the technician came to liberate us!)

Scroll Down to Read on…


Parler Parlor French-English Conversation Group
Rentrée Breakfast Party!
Saturday, September 26, 2009 at 11AM

Come for Conversation and Have Breakfast FREE!
Coffee, Tea, Juice, Croissants, Pains au Chocolats and more.

Lutèce Langues, 23 bd de Sébastopol, 1st

Plus, Sign-Up That Day and Save! —
12 Sessions for the Price of a 10-Session Card!*
24 Sessions for the Price of a 20-Session Card!*
25€ Off a 6-Month Membership!

For more information, visit http://www.parlerparlor.com or email mailto:info@adrianleeds.com

Elisabeth, 01.48.42.26.10 or Adrian 01.40.27.97.59


Parler Paris Nouvellettre® continued…

It was a very enlightening three days while sampling Salades Niçoises and visiting about a dozen properties in Old Nice and along the Promenade des Anglais, including an abandoned 500 square-meter villa on the water and a multi-level “pied-à-terre” five flights up with no elevator (perhaps that would have been safer?), but spectacular views of all of Nice.

Joe Wallace, our Property Consultant based in Monaco, set up the full day of visits with several of Nice’s best agencies. The goal was to find properties that would make great short-term vacation rental apartments with a good return on investment, particularly designed to meet the needs of the American/Canadian/Australian/New Zealand travelers. The British are prominent visitors of Nice and environs and clearly have their own network and are culturally quite different from us — satisfied with quite different standards and rules.

I learned all too well how the rental agencies work in Nice while renting one of their apartments — what their approach to a “luxury rental” is: “give them as little as possible for the money.” The French-run agency which is one of the most prominent in Nice, spent more time arguing why we had only one towel a person for a three-day stay, and why the apartment was not equipped with a hair dryer or trash can, than trying to make our stay as pleasant as possible, except for the nice note I received upon my return — “We hope that we have satisfied your requirements in terms of the comfort and location of the apartment, as well as our effort to be as professional and accessible as possible during your stay.”

It was clear there is room for improvement on the Riviera. Even the agencies haven’t come across people who understand that when you ‘make a higher investment you can achieve a higher gain’ — such as doing the nece

ssary renovation, decoration and amenities improvements, which cost little in comparison to the increased revenue possibilities. No one’s ever even approached them before with this idea.

I chose Nice because while there are many fabulous spots along the Riviera in which to invest and enjoy, Nice, and particularly Old Nice, will have the least seasonality for strong year-round rentals…the key to a better “ROI.” Even the apartments along the Promenade des Anglais don’t personally thrill me. Sure, they have a perfect sea view, but most of them are in charmless industrial-type buildings with no character and the noise from the busy street below drowns out the sound of the waves. (I would be interested to know how many of you are willing to endure the din of the traffic in order to have a large terrace with a perfect view of the sea.)

At the end of a long day of walking up and down the coast, winding through the old streets, climbing stairs and getting stuck in elevators, we narrowed our choices down to three properties we felt would achieve our goals. They won’t last long. The good ones never do, but the agencies await our news that perhaps we’ll have a buyer for one or two or even all three.

#1. Heart of Old Nice one block from Cours Saleya. Asking price 225,000€ (but the agent believes the seller will take less than 200,000€). “Loi Carrez” (legal habitable space) 33m2, but surface space about 40m2 — because it’s on the top floor under the eaves (with elevator that works). It has six small windows, some with great views, some with views of the courtyard. The configuration of the apartment is entirely wrong, but not irreversible. With renovation and reconfiguration (about 70,000€), I believe this apartment could be a “cash cow” — meaning that it would stay rented with an occupancy rate of at least 60% and likely much higher. It’s not a place to live in for long periods of time, due to the lack of large windows and views, but for a week on the Côte d’Azur for up to four people…perfect.

#2. Eastern end of Old Nice one street in from the ocean. Asking price 350,000€ non-negotiable. Loi Carrez 52m2, but you’d swear it was much larger. The Art Deco building is currently under complete renovation, already voted and paid for by the seller. Being only one flight up (with elevator) on a quiet street, there are views of the ocean and Nice, but not totally unobstructed. It has no balcony, but the one main large window when open still affords the feeling of being ‘there’ and the apartment is loaded with 1920s charm. It is also reconfigurable to allow for a luxurious bathroom on an outdoor patio, or possibly a second bedroom, so that it could sleep four to six. Plan on a total renovation costing about 100,000€ to get it to the standard it deserves. This could have been my favorite apartment with its high ceilings, French doors and incorporated green spaces.

#3. Far eastern end of the Quai des Etats-Unis next to the Hôtel Suisse. Asking price 535,000€. Loi Carrez 60m2 for a studio apartment — the main room is more than 35m2. It’s on the 3rd floor with an elevator (great so that when the elevator isn’t working, walking up is a sinch). The views from the two large windows in the main room is THE BEST view of Nice possible and the location is superb. Everything in the apartment is brand new and beautifully done. The only reason this apartment didn’t sell long ago is that no one realized that the main room could be reconfigured to add a bedroom turning a studio into a one-bedroom with the possibility to sleep four (about 35,000€ to renovate and decorate).

Of the three apartments, #1 will be the easiest to rent (lower rental yields) and therefore will achieve the highest occupancy. #2 is the apartment to live in on a longer-term basis and #3 is likely the best for future appreciation, if not the best rental return on investment.

None of them fulfilled my own vision of Nice, but that doesn’t mean they aren’t worth owning. We are learning more all the time and acquiring the necessary contacts to make it happen for us…as well as for you. If you are interested in any one of these properties (they sell fast!), or would consider investing in other properties on the coast, write me!

Besides, this would give me another perfect excuse to head south to where the sun shines brightly most days of the year over the red tile roofs and I can order a Salade Niçoise at every meal.


Adrian LeedsAdrian Leeds
(stuck in the elevator)
Editor, Parler Paris

Share this article with a friend...
Respond to Adrian

P.S. If you have any interest in purchasing a “pied-à-terre” in Nice or environs that you can enjoy yourself while renting it out to visitors when you’re not there, taking advantage of the revenues and the sure-to-appreciate investment…all while knowing someone you trust can manage it…Click here to send me an email: info@adrianleeds.com

P.P.S. If you are an American/Canadian/Australian or New Zealander living in Nice or environs looking for ways of earning a few ‘shekels’ by spending some time in the field of ‘hospitality,’ please email us at info@adrianleeds.com


Get One Year of French Property Insider at Half Price ($29)!
PLUS
Participate in FPI’S FREE One-Hour Conference Call

“Your Pied-à-Terre in Paris: Own It All or Just a Fraction”

Price valid through 18 October 2009.

When you renew your subscription for one more year or newly subscribe to French Property Insider at 50% off the regular subscription price (only $29 instead of $57.50 for 50 issues), you will be entitled to participate FREE OF CHARGE in a special Conference Call on Sunday, October 18th…

Our very own Search Consultant, Mary Ellen Gallagher, will be on the call with me (Adrian Leeds), helping you decide what’s best for your Paris investment portfolio and what fits your needs and desires best…a pied-à-terre of your own or a fraction of one!

Subscribe or renew your subscription now!…for only $29 for 50 issues plus call in on October 18th to learn more about the differences between owning your own apartment or a fraction of one! frenchproperty/insider/members/signup.php

For more information visit: FrenchPropertyInsider.com

Limited to 50 participants. Remember, you must be a subscriber or renewal of French Property Insider to participate. If you’re already a subscriber and wish to renew, register now to receive your call-in instructions: info@adrianleeds.com


This Sunday, Paris-Based Writer and Author Annabel Simms is Special Guest at Paris Soirées…

Sunday, 20 September 2009

Patricia Laplante-Collins created Paris Soirées Dinners to bring Americans in Paris together with expats, hip English speaking French and the International community in a global meet-up.

Paris-based writer and author Annabel Simms is this week’s special guest. Her book, ‘An Hour from Paris’ talks about places not well known that can be visited by train one hour from Paris. Fasinating!

Reserve Now: parissoirees@gmail.com

For more information visit: /parlerparis/calendar.html


As Seen on T.V. House Hunters International…

Book your personal consultation with Adrian Leeds.

French Property Consultation
Your Complete Solution to a New Home in France..

Adrian Leeds and her team of property professionals can help make your dream to live or invest in France come true. These experienced property experts provide comprehensive services including property search, purchase, mortgage and other after-the-sale services, such as renovation and rental management.

Let the Adrian Leeds Group guide you through the process with ease and peace of mind… to have your very own pied-à-terre in Paris or home in the French countryside.

Visit frenchpropertyconsultation or email info@adrianleeds.com


LEARN FRENCH IN FRANCE IN A FRENCH LANGUAGE SCHOOL FOR ADULTS
OFFERING TRUE FRENCH IMMERSION

L’Institut de Français, Villefranche-sur-Mer

Learn French in the warmth of a stunning villa overlooking the lovely fishing village of Villefranche-sur-Mer on the Côte d’Azur in a full immersion program with like-minded adults…

For more information, visit Institut de Francais or contact Fréderic Latty at info@institutdefrancais.com and be sure to tell him Adrian Leeds sent you.


Now is the time to invest…Our Newest Fractional Ownership Properties

 

ng>Le Palace des Vosges

Le Notre Dame
Gerard Benton Homes Paris Residence Club

It’s Called French Property Fractional.

You likely already know lots about it. It’s a pretty simple concept. You and a group of others share in the ownership of one property and then share the time spent in that property. It is NOT TIMESHARE.

French Property Fractional, our division that specializes in co-ownership, makes a point of finding only the finest of properties in the finest locations, developed by the finest of savvy developers. It’s our reputation at stake, so you can trust that we’re never going to represent a property that won’t deliver!

If you are interested in traditional fractional ownership properties currently offered by our Fractional Ownership partners, visit: French Property Fractional for more information

visit: /frenchproperty/fractional


You don’t need to be rich to dine well in Paris – you just need to know where to go.

Insider Paris Guide for Good Value Restaurants
The first online restaurant guide to Paris! Published since 1996.
Written and Regularly Updated by Adrian Leeds

Enjoy fabulous three-course meals with wine for just $20 to $35, including tax and tip. Explore more than 200 hand-picked great-value restaurants. Plus, get a pull-out glossary of common food and dining terms found on French menus!

For more information, visit Insider Paris Guides at InsiderParisGuides.com


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

Le Bonaparte…Charming and Beautiful.

A charming and beautifully decorated studio apartment overlooking on one of the chicest designer streets in Saint-Germain-des-Prés. On the third floor of a classic “pierre-de-taille” (detailed stone) building, the lovely “pied-à-terre” is equipped with double-paned windows for ultimate quiet, yet when you step out onto the street, everything you could need or desire is within steps.

L’Eysée…Home Away from Home.

A large, contemporary studio apartment with lots of sun, sky and beautiful views. The open kitchen is completely equipped with everything you need to make your at-home meals easy and pleasant. Relax on the sofa in front of the large flat-screen TV to watch anything from CNN to French movies after a long day shopping along the Champs-Elysées.

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


NEXT MEETING : October 13, 2009 AND EVERY SECOND TUESDAY OF THE MONTH, 3 p.m. to 5 p.m.

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 whatever you drink. Don’t miss the next gathering, Tues, Sept 8th, 2009 from 3 to 5 p.m.

For more information, visit Parler Paris Après Midi


Practice Your French…or English!
Parler Parlor French-English Conversation Group
Practice speaking French and English. Make friends, discuss interesting topics, learn about other cultures, progress in understanding and speaking, naturally and easily. Meets three times a week — come as often as you like!

For further details, visit Parler Parlor


Get an insiders look at France.
France Today The Magazine Of French Travel and Culture
France Today is an insider’s look at French culture, people and trends — your savvy guide to off-the-beaten-track places and events in Paris and all over France!


France-Amerique est vôtre lien privilégié avec la France et la langue française!”
To subscribe, visit France Today or call 1-800-901-6560

Buy and sell with Parler Paris classifieds: ParlerParis.com/advertise.html

Read past issues of Parler Paris: ParlerParis.com/issues/readpastissues.html

Know someone who would be interested in the opportunities in Parler Paris? Forward it for FREE to your friend, relative, or associate here: ParlerParis.com/tell-a-friend/index.php

To Subscribe: ParlerParis.com/subscribe.html

To Cancel Your Subscription: Remove me from this list


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

This entry was posted in 2009, Parler Paris and tagged , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , . Bookmark the permalink.

Leave a Reply

Your email address will not be published. Required fields are marked *

You may use these HTML tags and attributes: <a href="" title=""> <abbr title=""> <acronym title=""> <b> <blockquote cite=""> <cite> <code> <del datetime=""> <em> <i> <q cite=""> <strike> <strong>