Starting Off the New Year Right

In yesterday’s Parler Paris, I wrote about my most important New Year’s Resolutions. In the top three was: Invest in Paris property. My ultimate personal goal is to own five Paris apartments in the 3rd arrondissement (to support my own neighborhood) before 2010.

I’m not telling you this to encourage you to do the same. The simple reason is that I am a first-hand spectator of people who have made the investment and won in a big way. First off, I have my own personal story that has taken me from having a small nest-egg in the stock market that was about to dwindle to nothing with the tide of the market to owning a Paris property that has more than tripled in value in five years. The equity built in this one property now enables me to obtain a mortgage to purchase additional properties. Rental properties that do nothing more than just cover the mortgage payments (although with a smart investment, can make a nice profit, too!), are non-risk investments as the market is still appreciating on the average in Paris about 14% per year.
Better than a savings account, I see these properties as security for my future, my retirement and ultimately for my daughter’s future.
This week I am viewing and meeting about a few possible properties — small investments with potential for rental returns and great appreciation. One of them is a studio on an adjacent street with both short-term and long-term rental potential. The other is more complicated as it involves a “viager” that would remain until the death of the tenant.
In light of this development and a letter I received just this week from a reader requesting more information about the “viager” process, we are rerunning an article from earlier this year explaining it in full.
Another letter from a reader brought to our attention the fact that there are more and more French properties available now on the Internet. Yes, this is very true, but that doesn’t change the value of a property finding service. Naturally, anyone and everyone is entitled to do the searching themselves. It’s not rocket science. But, it’s a matter of having the time, energy and ability to find the best properties through good connections.
We still find that most of what is advertised, particularly in Paris, are properties that didn’t sell when they first went on the market and therefore are the bottom of the barrel. Yolanda Robins and her team work closely with a number of agencies that feed them good properties before they ever hit the “books.” This is insider information you cannot obtain by perusing the Web. “En plus,” a good service will do an enormous amount of advising and hand holding that prevents the client from the pitfalls, of which there are many.
Regardless of whose services you employ, we can assure you the service is quite valuable and still believe you will save more than you spend just by virtue of the sound advice and proper management of the transaction.
So, if you’re making New Year’s Resolutions, just like me, add one of these to your list…first to finally make your dream come true to own a little piece of France…and the other, to do it wisely.
Happy New Year and A bientôt…

Adrian Leeds
Editor, French Property Insider
Email: [email protected]

P.S.If you’ve always dreamed of moving to France, starting a new life in Paris, enjoying a “pied-à-terre” of your own part of the year or perhaps investing in property in France, make your resolution to attend one of our upcoming power-packed conferences…

Living and Investing in France Conference
Paris
March 17 -19, 2006
Living and Investing in France Conference
New Orleans
May 26 -28, 2006
 
 
 
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Volume III, Issue 50, December 29, 2005
In this issue:
* Renovate and Rent Your Paris Apartment
* Viager Investing
* Money Updates from UCB
* Notaire News on Buying and Selling Property
* French Anniversaries in 2006
* France Proposes Anti-Digital Piracy Law
* 2006 Upcoming Conferences
* Vive La France Show – January 20 – 22
* FPI Property Consultat
ion, Search and Relocation Solutions
* Today’s Currency Update from Moneycorp
* Next Parler Paris Après-Midi: January 10
* Hot Property Picks: Viager Must-Views
* Leasebacks: Student Residence, Paris / Ile de France
* Classified Advertising: Last Minute January Deals!
* Classified Advertising: Monte Carlo Seaside
* Classified Advertising: Leeds Marais Apartment
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Increase Your Rent!
A New Initiative by the City of Paris
http://www.paris.fr
Mayor Bertrand Delanöe is encouraging owners of vacant apartments to renovate and rent their properties. With the assistance of the Société immobilière d’économie mixte de la Ville de Paris (S.I.E.M.P.), Paris is the first city to present this concept to assist proprietors in their endeavors free of charge and to utilize tax reforms to help increase occupancies.
For more information, visit http://www.louezgagnant.com (in French) or call 0 800 2002 75.
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Viagers: A Win-Win for Buyers and Sellers
By Lynda Sydney
Photo by Walter Pappas
The “viager” or “life annuity” real estate concept is one in which a buyer purchases a property from a seller, but the seller can continue to live in the property. Instead of paying the full value of the property, the buyer only pays part of it, which is called the “bouquet” or down payment, then pays a monthly allowance to the seller. This is known as “le viager occupé” or “occupied life annuity.” It’s as if the seller holds the mortgage, which gives the owner an income while they are living in the property. After the seller’s death, no more allowance is owed. The down payment does not generally exceed one third of the total price of the property, and the amount of the allowance depends upon the total value of the property and the age of the seller(s).
The benefit to the seller is that they can supplement their often insufficient pension, and enjoy their retirement, relatively free of financial worries. The seller can occupy the property for the rest of their life, although sometimes it is possible to limit the duration to a certain number of years according to an agreement between the seller and the buyer.
The benefit to the buyer is that they are able to make a sound real estate investment and increase their property holdings without the worry of managing the purchase themselves and without extra taxation. After the death of the seller, the buyer can use the property and has no more allowance to pay. Depending upon how long the seller lives, this could mean a very good deal.
For example, based on one of the viager apartments listed in our Hot Properties section, the price is 488,000 euros with a 170,000 euro down payment and a monthly payment of 1,875 euros. The seller is a 78 year old man.
If this gentleman were to live to age 85, the buyer would spend 157,500 euros in monthly payments. This would bring his total cost to 327,500 euros, which is 160,500 euros less than the asking price of the property.
If, however, the seller were to live to 100, the buyer would be paying more in monthly payments. This is where the gamble comes in, although it is probably not a high risk. And remember, the value of the property would be appreciating during this time, estimated at about 10% or more annually.
The buyer should also keep in mind that when he takes possession of the property, he will probably have to spend money on renovations, which could easily be approximately 1000 euros/meter or more.
Another variation is “le viager libre” or “free life annuity.” In this case, the sellers are not living in the property and the buyer can either occupy it personally or rent it out. The seller still receives their monthly payments, but the buyer is free to use it, so it is as if they are paying their own rent. If they choose to rent it out, they can realize income from the property.
Viager Key Terms
Viager is a specialist field with its own vocabulary — here are some of the key terms you should know:
Toute (ou pleine) propriété/Full property rights: The full rights to own and live in a property, without any restrictions.
Nue-propriété/Empty property rights: Ownership of the bricks and mortar shell of a property, without the right of use.
Usurfruit/Usufruct: The right to use, live in, and profit from a property.
Droit d’usage et d’habitation/Right of use and of residence: The right to personally live in a property for one’s entire life. This is a restricted version of “usufruct,” in the sense that the seller has the right to reside in the property, with his or her family, but does not have the right to make money from the property. Nonetheless, he or she has no extra charges to pay other than those of an ordinary tenant. The right of use is personal, non-transferable, and is automatically forfeited upon the death of the beneficiary.
Crédirentier/Annuitant: The person who receives the annuity income due to them, the seller
Tête/Head: The person who receives the life annuity (the annuitant), or who nominates a third party to receive it, until his or her death, whereby payments are cancelled (see article 1971 of the Civil Code).
Débirentier: The person who owes and pays the annuity, the buyer.
Clause résolutoire/Resolutive clause: Clause that allows the sale to be annulled in certain cases.</font >
Along with the annuity indexation clause, this resolutive clause is one of the most important parts of the contract. The fate of the annuitant, in the event of the buyer’s inability to pay, depends entirely on this clause.
As its name suggests, this clause brings about the resolution of the sale (i.e. its cancellation) should the annuity payments cease to be made, or if this person fails to pay the applicable sale charges.
Indexation: Revising the amount of the annuity based on inflation changes.
Until 1936, inflation was low and annuity rates were not indexed. Afterwards, particularly after 1940, prices generally increased, and the annuitant had less purchasing power as a result.
In 1949, the INSEE (Institute of National Statistics and Economic Research) addressed this problem by studying cost variations. The “cost of living index” was thus born, which is published every month and is used to re-evaluate the calculation of annuities.
Should this index cease to be published, an expert will choose a suitable replacement.
Editor’s Note: Lynda Sydney is the Marketing Manager for Parler Paris and French Property Insider. She can be reached at [email protected]
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News from UCB
(Formerly Abbey National)
* Interest Rate Indexes
(on 01/12/2005)
3 month Euribor: 2.35%
12 month Euribor: 2.68%
TEC 10: 3.43%
Source: UCB
* Exchange Rates
(on 14/12/2005)
Euro 1 = £0.6782
£1 = Euro 1.4744
Euro 1 = $1.2018
Source: Boursorama
* Construction Cost Index
(on 14/10/2005)
2005 2nd Quarter annual variation: 2.63%
Source: INSEE
From UCB – Union de Crédit pour le Bâtiment
For more information contact Mirela Alecsuc, [email protected] or Yolanda Robins, [email protected]
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Buying or Selling a Home
The first in a series of articles from France Notaires
http://www.notaires.fr/
Buying or selling an apartment, house or any other piece of real estate is not a commonplace activity. The decisions made by each party concerned often involve significant sums of money. The real property involved may be the place where the buyer intends to live. The notary is there in order to assist you in taking the necessary precautions to avoid common and costly errors. His duty is to ensure that you perform the sale or purchase without risk.
The Reservation Agreement
You are a seller or buyer and you and your contracting partner have agreed on a reasonable price.You will thus sign a reservation agreement at the notary’s office. Depending upon the region, this will be in the form of an agreement to purchase (compromis) — or a sale subject to condition precedent — or a promise to sell before the notary or real estate agent subject to financial guarantees. However, no payment may be made for a “cooling off” period of seven days prior to the signature of the notarized reservation agreement. The bilateral commitment of the parties depends upon the performance of certain conditions, which are set forth in the reservation agreement or provided by law: for example, the obtaining of a loan by the buyer.
Information Provided in the Reservation Agreement
Certain information must or should be included in the reservation agreement. Close attention should be paid to the information contained therein before signing. All aspects of the transaction should be raised between the parties. In the reservation agreement, the notary will set forth the terms of the agreement with your buyer or seller in writing.
* Mandatory provisions in the reservation agreement. The reservation agreement must contain the following provisions:
– identification of the real property being sold, its description, its dimensions, related costs, such as mortgages, decisions taken by the cotenancy (significant construction, repairs);
– a statement of the presence or absence of asbestos and possibly certain certifications regarding termites, lead, etc.;
– the terms of the planned sale – the date on which the offer will elapse and the conditions for taking up the option;
– the price and date of payments;
– the amount of the security deposit or reservation indemnity;
– the date for taking possession;
– the latest date for signing the deed of sale;
– any conditions precedent, such as obtaining of loans or building permits…
* Servitudes. Careful attention should be made in regard to neighboring properties, for example any rights of passage or zoning restrictions which could, in certain cases, be sufficiently burdensome to make you decide to renounce the purchase.
The Notary’s Role
The terms of the reservation agreement are subtle in nature. The drafting of such an agreement cannot be improvised; one must be familiar with the technique. Therefore, to avoid any mistakes, one should rely on the notary. If y
ou are yourself looking for a re
al estate asset, you should also contact a notary. He will give you advice, draft the reservation agreement and, after signature, perform all necessary formalities for the sale.
The reservation agreement is not costly, and a portion of its cost is deducted from the expenses of the
final sale.
The Identity and Capacity of the Parties
For purposes of registration formalities of mortgages, which is mandatory, the notary must verify the last and first names of the sellers and buyers, and their place and date of birth. To confirm this, he must obtain records of birth which are less than three months old at the time of the transaction. For
the same purpose, the notary must verify the legal capacity of the parties: that each one is an adult, and is not subject to court protection (i.e. custodianship), which in France is indicated in the civil records (Répertoire civil) of the person in the margin of the record of birth. A copy of the marriage
certificate will enable the notary to verify whether a pre-nuptial agreement had been signed, and reference to same are indicated therein.
Marital Regime
It is vital to know the matrimonial status and regime of the seller, since this determines whether the spouse can act alone or whether he/she requires the agreement of his partner. Thus, a person having joint property rights with his/her spouse cannot sell real property subject to the joint estate without the consent of his spouse. In addition, and regardless of the applicable marital regime and even if there is a contractual separation of assets, a married individual may not sell the family home without the consent of his spouse. The marital regime applicable to the buyer must also be taken into consideration to determine the conditions of realization of the purchase, when there is a separation of marital assets. Similar issues must be considered when the purchasers live together as an unmarried couple.
Verification of Title
A promise to sell real property may not be given by just anyone. The notary ensures that the seller is the actual owner of the property for sale by reviewing the deed of ownership. Sometimes, the property for sale is subject to joint ownership, following an inheritance or a joint purchase. In this case, the sale will require the consent of all the joint owners.
Cooling Off Period
The purchaser of a property has a period of seven days to reflect before signing the notarized reservation agreement or to retract after having signed a deed. This rule applies to non-professional purchasers of real estate for use as a dwelling and to certain transactions of a similar nature, for example credit leasing (location-accession) of such assets.
Notification of the Draft Deed of Sale
The seven day cooling off period runs from the date on which the notary notifies the potential purchaser of a draft deed of sale or gives him a copy in return for a signed receipt. The deed of sale may not be signed before the expiration of this period. When the reservation agreement is a private,
bilateral signed contract, it may be signed immediately, in which case the cooling off period runs from the day after notification of the reservation agreement by registered letter with receipt by return or any other manner which allows for determination of the date.
The Property Subject to Sale
Identification of the Property
One should refer to the statements indicated in the notarized deed of purchase, gift or will which transferred the property to the seller. This document establishes his title to the property.
Sometimes, one should indicate which fixtures and fittings that the seller reserves for or gives to the purchaser, such as decoration, objects in the kitchen, curtains, etc.
The Cadastral Map
The cadastral map is used to establish real property taxes, and is called the “base” (assiette). All real property, whether an apartment, house, or other, is identified by its cadastral references, which are indicated in the real property register kept by the French mortgage authorities (conservation des
hypothèques); these same references should appear on the seller’s deed of sale.
SPECIAL NOTES:
Things to Avoid:
Do not pay money directly to the seller, since you may lose it or have to pay twice: sometimes the seller is not empowered to sell, or the real property is subject to mortgage, etc. Do not let the buyer prematurely enter the premises before signing the final deed of sale or before paying the purchase price.
The Notaries Real Estate Register:
If you would like to get an opinion on real property prices in a given area, town or region or you are looking for a secondary residence, ask a notary in the area. He is familiar with the real estate market. He can also check the notaries’ real estate register, which records transactions registered by notaries in all of France.
Verification of the Vendor:
Certain questions should be asked before beginning negotiations with the seller of real property. Is the person representing the seller authorized to do so by special mandate? If the promise to sell has been given by a representative of a company, is he authorized to perform the sale? The notary will ask for a copy of the minutes of the decision of the company authorizing the sale. If you are dealing with a merchant, an artisan, a farmer or the representative of a company, is there a risk that your partner could be subject to bankruptcy or liquidation proceedings? It is wise to verify this with the clerk of the commercial court or the court of first instance. If you are dealing with an individual who is deep in debt, it is possible that he/she has been subject to excess credit (surendettement) proceeding. Is the seller subject to some form of legal protection, such as a custodianship? The notary shall check the record of birth, which may include such a reference.
Kno
w How to L
ook:
Look carefully at the immediate surroundings: the proximity of an industrial site. A shopping
complex or factory can be a serious nuisance for the area’s inhabitants.
The municipality’s Rights of Pre-emption:
The right to sell is subject to the pre-emptive rights provided to municipalities under urban planning law, and in particular to towns. The notary therefore is required to inform the town of the sale and to send a “statement of intent to sell” (declaration d’intention d’aliéner) to the mayor.
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Commemorations and Anniversaries of 2006
The year 2006 marks the anniversary of significant French events and people in history that have shaped our world and enhanced our knowledge of math, science, philosophy and religion. Figures who have enriched our appreciation and understanding of art. This year, we honor the memory of those individuals and moments in time that have helped move our society forward.
1006
Fulbert, scholar, teacher, doctor and advisor to the court, is named bishop of Chartres.
1406
Death of Claus Sluter, Dutch-Burgundian sculptor and pioneer of “northern realism.”
1606
Inauguration of the Pont Neuf, the oldest bridge in Paris.
Birth of French playwright known for his dramatic tragedies, Pierre Corneille.
1646
Birth of famous French architect, Jules Hardouin Mansart.
1656
Nicolas Fouquet orders royal architect Louis le Vau to construct Château de Vaux-le-Vicomte.
Birth of Marin Marais, musician to the royal court of Versailles.
1706
Death of French philosopher Pierre Bayle.
1756
Treaty of alliance between France and Austria signed. Start of the Seven Years’ War.
1806
The first stone of the Arc de Triomphe de l’Etoile is laid.
Birth of politician Michel Chevalier who helped draft the free trade agreement of 1860 between Great Britain and France.
Death of Charles-Augustin de Coulomb, physicist known in history for his studies of mechanics, electricity, magnetism and friction.
Death of Jean-Henri Reisener, furniture maker at the court of France who was responsible for some of the most famous pieces in Louis XVI style.
Death of the famous master of painting, Jean-Honoré Fragonard.
1856
Pierre Larousse; the first edition of the New Dictionary of the French Language is published.
Gustave Flaubert’s Madame Bovary shows up in the literary magazine Revue de Paris.
Death of painter Théodore Chassériau.
Death of painter and Delacroix contemporary, Hippolyte (known as Paul Delaroche).
1906
The first Automobile Club Grand Prix at Le Mans.
Birth of French-language Algerian poet, Jean Amrouche.
Birth of African-American performer j2999ephine Baker, who was a theatrical entertainment sensation in France and who later became a French citizen.
Birth of film director Marcel Carné, known for the famous Les Enfants du Paradis.
Death of famed Provence painter Paul Cézanne. (His painting The Bathers is pictured above)
1956
Death of composer Gustave Charpentier.
Death of Parisian painter and engraver Marie Laurencin.
Death of scientist, women’s rights activist and daughter of Marie Curie, Irène Joliot-Curie.
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A Tip of the Beret to Piracy
By Rich Smith (TMFDitty)
From The Motley Fool
http://www.fool.com/
You’ve got to hand it to the French. They’ve got a distinctly European sense of humor.
We’re just shy of the 150th anniversary of the Declaration of Paris, in which France abolished the practice of issuing “letters of marque” authorizing private shipping vessels to play soldier and attack enemies of La Republique. In celebration of the anniversary, French lawmakers have approved amendments to a proposed anti-digital-piracy law that will … well, legalize piracy.
The bill being amended had originally aimed to do exactly the opposite. When French Culture Minister Renaud Donnedieu de Vabres initially proposed the legislation, the idea was to punish computer “pirates” who downloaded music and videos through file-sharing networks without paying for the works — the way Napster (Nasdaq: NAPS) used to work. As originally written, the bill would have imposed stiff penalties for digital piracy, up to and including fines of $360,000 and three years in the Bastille.
But lawmakers from the governing Union Pour un Mouvement Populaire (UMP) party staged a revolution, amending the bill to convert that $360,000 fine into an $8.50 “fee” for the right to plunder intellectual property at will. Specifically, the amendments propose that any person who pays the $8.50 “royalty fee” on top of his or her usual monthly Internet access charge be admitted to the online equivalent of an all-you-can eat cafeteria for music and movies. Presumably, the Eurocrats in Paris would then collect these fees and distribute them in some fair and equita
bl
e manner to the people who hold copyright and other intellectual property righ
ts to the materials downloaded.
Sound good to you? Then you obviously don’t work for a music company. Or a moviemaker. Or any of the companies now earning an honest living by charging for the right to download music and videos. Once they hear of this proposed legislation, you can bet your bottom euro that lobbyists from Apple (Nasdaq: AAPL), Yahoo! (Nasdaq: YHOO), and RealNetworks (Nasdaq: RNWK) will be making a beeline for the nearest hawker of first-class plane tickets to Paris. And harried execs from Sony (NYSE: SNE) and EMI won’t be far behind them. (Lucky Vivendi (NYSE: V) only has to hail a cab to reach the scene of this legislative crime.)
The good news is that, in the end, all this sound and fury will likely, probably, hopefully signify nothing. As in the U.S., French legislation must pass readings in two houses to become law, and so far, this bill is only halfway through the approval process in just the lower house — the National Assembly. Even if approved at its next reading in mid-January, the offending amendments could still be killed in the French Senate.
We hope.
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Upcoming Conferences
Living and Investing in France Conference
March 17 – 19, 2006
Chez Jenny, Paris
 
 
Living and Investing in France Conference
May 26 – 28, 2006
Sheraton, New Orleans

 
 
WHY WE CHOSE NEW ORLEANS
There are more reasons than we can count for why we chose to hold this important event in the U.S. city that came close to total destruction this past year.
First of all, we love New Orleans. It’s Adrian Leeds’ home town with a heritage that dates back to the Spaniards who settled there to the French who turned it into the country’s most cultured and fun-filled city. It’s one of the most visited U.S. cities, is host to such important events as the Mardi Gras and the Jazz Festival, has centuries of history not to mention great food, music and art.
The devastation it suffered has touched the hearts of people worldwide. We want to show our complete support to rebuild New Orleans to even better heights by bringing back tourism to the city’s economy as quickly as possible. This is one vital way to achieve that goal. We urge you to come and join forces with us in these efforts!
Or contact Project Manager Schuyler Hoffman at [email protected]/parlerparis to be put on a special mailing list.
THE ART OF TROMPE L’OEIL SEMINAR
Paris
NEW DATES: May 15 – 19, 2006
Chateau de Saint-Loup
The Art of Trompe l’Oeil Workshop originally scheduled for December 29 – January 2, has now been postponed until May 15 – 19, 2006, and will be held at the fabulous Chateau de Saint-Loup. Join a unique community of artists, engaging in hands-on painting and conversation with internationally renowned trompe l’oeil muralist and educator, Yves Lanthier. An award-winning artist, Yves has created large oil paintings and elaborate trompe l’oeil that adorn the ceilings and walls of many East Coast mansions and Palm beach estates, including Celine Dion’s estate in Jupiter, Florida
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Vive la France Show
January 20 to 22, 2006
London, Olympia
Yes, it’s show time soon…only a few weeks to go to the new, revamped Vive La France – the biggest French Celebration on this side of the Channel!
HOT OFF THE PRESS!
NEW – In addition to Brasserie Roux, Club Gascon, Le Gavroche and Le Manoir aux Quat’Saisons Salon de Thé, newcomer Mon Plaisir – London’s oldest French restaurant – will be serving you scrumptious dishes at the show. Delicious!
NEW – Enjoy what the French refer to as “The 7th Art.” International French Language Channel TV5 will be hosting a mini-cinema at Vive La France just for you — bonbons anybody?
NEW – France is renowned for its stylish design and our new interior style area will showcase some of its most eclectic examples – from Maison de Famille’s roomsets to Casapop’s sexy apron creations complete with beads, frills and lace!
Have you ever tried a glass of William Pear’s or blackberry cordial? Come to the show and try the world’s most flavorsome blackcurrant variety from award-winning Merlet & Fils, all the way from Poitou-Charentes.
Also… Beauty and style tips from our fashion gurus on the catwalk; Celebrity Chefs including Raymond Blanc or hot-blooded Jean-Christophe Novelli; Irresistible Chocolate and Champagne Seminars; The UK’s biggest French Property Exhibition; Superb gifts including a free trip to France with SeaFrance, a refreshing gift from Kronenbourg and much more! Treat yourself or your friends and family this side of Christmas: secure your tickets now and save £2 per
person Have a fabulous
Christmas and see you at the show!
Open 9:30 a.m. to 6 p.m. daily
Box Office: 0870 380 0144
http://www.vivelafrance.co.uk
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FPI Property Consultation, Search and Relocation Solutions
Let French Property Insider expert property consultants find your dream home in France for you. We consult with you to help you make the best decisions, ferret out the finest properties to meet your criteria, schedule the visits and accompany you, negotiate with the agencies and owners, recommend the notaires and other professionals, schedule the signings and oversee the purchase with you from start to finish! You could never do it so easily on your own. Let us take the time and effort off your hands.
FPI Offers More Relocation Solutions!
Let our experienced relocation expert help make your move easy and hassle-free. We offer complete property and relocation services normally only provided by employer hired relocation firms…but at a price much more affordable for individuals.
Solution #1: Property Consultation and Search Services
Solution #2: Purchase Assistance
Solution #3: Getting a Mortgage in France
Solution #4: Property Appraisal Service
Solution #5: The “Après Vente”
Apartments for Rent: Long-Term
To book your services, click here:
https://adrianleeds.com/wp-content/uploads/newsletters/frenchproperty/insider/booking.html
To download a free brochure, click here
https://adrianleeds.com/wp-content/uploads/newsletters/parlerparis/services/fpibrochure.pdf
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TODAY’S CURRENCY UPDATE
Visit the FPI Web site and click on the link on the left panel “Click Here for Currency Convertor by Moneycorp Global Money Services” for up to the minute conversions of all major currencies.
Compare currency values easily and quickly by visiting: https://adrianleeds.com/frenchproperty/loan/moneycorpconvertor.html
Charts http://www.Moneycorp.co.uk/members/charts.asp The charts below 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.
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Parler Paris Après-Midi
https://adrianleeds.com/wp-content/uploads/newsletters/parlerparis/apresmidi.html
NEXT MEETING: January 10, 2006 AND EVERY SECOND TUESDAY OF THE MONTH, 3 p.m. to 5 p.m.
This is your opportunity to meet every month, often with local
professionals who can answer your Working and Living in France questions. You are invited to come for drinks and share your questions and comments about what it takes to create a life here, own property and enjoy what France has to offer. It is also an opportunity to network with other Parler Paris readers.
Upstairs at La Pierre du Marais
96, rue des Archives at the corner of rue de Bretagne, 75003 Paris
Métro Lines 9, 3 et 11, stations Temple, République or Arts et Métiers
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HOT PROPERTY PICKS: Viager Must-Views
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/insider/propertyconsultation.html
*** Paris, 16th Arrondissement, 5 rooms, approx. 185m²
Bright apartment near Trocadéro, on the top floor. Spacious living room that opens on to a large balcony with a southwes
t exposure. Large, fully equipped
kitchen, 3 bedrooms, 2 bathrooms, 3 toilets.
Asking Price: 1,400,000 Euros + 2.5% Finder’s Fee
 
 
*** Paris, 19th Arrondissement, 3/4 rooms, approx. 91m²
Near Buttes Chaumont, on the 6th floor of a beautiful building with an elevator. Large living room, balcony, 2 bedrooms, kitchen, 1 bathroom with toilet and 1 separate toilet. Hardwood floors, cellar, parking, interphone, digicode, concierge. Bright and quiet, in impeccable condition.
Asking Price: 535,000 Euros + 2.5% Finder’s Fee
 
*** Paris, 9th Arrondissement, 4 rooms, approx. 77m²
On the 5th floor of a building with an elevator, this apartment is in perfect condition. 2 bedrooms, hardwood floors, moldings, fireplace, balcony.
Asking Price: 226,000 Euros + 2.5% Finder’s Fee
 
 
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LEASEBACK NEWS FROM IMOINVEST
https://adrianleeds.com/wp-content/uploads/newsletters/frenchproperty/insider/sales/leasebacks/lb_list.php
MAGISTERE
France, Paris / Ile de France, Créteil
NEW LISTING
Studio 20m² to 21m² Euros 85,400 to Euros 99,900
One Bedroom 31m² to 34m² Euros 151,400 to Euros 171,700
Two Bedrooms 60m² to 60m² Euros 238,800
GUARANTEED RENTAL INCOME UP TO: 5.37%
STUDENT RESIDENCE MINUTES FROM PARIS
Upscale student/business residence with services, situated in a dynamic suburb of Paris close to famous landmarks such as Place de la Nation, Bois de Vincennes and Bercy’s Omni Sport Palace. Situated in the heart of France’s most bustling academic and professional region located only 12km from Paris! The residence itself is just a short walk from underground transportation with 5 metro stops into Paris. The city of Créteil is situated in the Paris, Ile-de France region and is the capital of Val de Marne.
Enjoy 161 studio to 2 bedroom apartments separated between 2 buildings comprised of 4 floors each. On the ground floor tenants will find hotel quality facilities including a spacious lounge area, reception and service area. Secure and sound investment opportunity offering a generous guaranteed rental income supported by one of France’s top Leaseback operators. The apartments of this development will be fully managed with services including reception and hotel services providing sheets, towels and weekly room cleaning with daily cleaning and laundry/dry cleaning service on request. Business services offer equipment rental for meetings.
The nearest motorways are the A4 and the A86 offering direct access to major thruways. The nearest airports are Charles de Gaulle International Airport (29km) and Orly International Airport (16km). LMNP status will ensure that the investor will receive a refund of the VAT (value added tax) meaning 19.6% of the purchase price or in certain instances, an immediate VAT (19.6%) discount as the developer pays and reclaims the VAT, meaning less paperwork and better cash flow for the investor – please contact for more details. A minimum 11-year commercial lease guarantees rental payments. Rents earned are net and annually revised to the INSEE index of building costs.
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SEEKING A MORTGAGE IN FRANCE?
Let us help you secure a mortgage in France with interest rates as low as 3%. Visit https://adrianleeds.com/wp-content/uploads/newsletters/frenchproperty/loan for more information.
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INSIDER PARIS GUIDES DISCOUNT FOR
FPI SUBSCRIBERS

Don’t forget that with your FPI subscription you are entitled to a discount on the purchase of any Insider Paris Guides. You’ll find details of the guides at http://www.insiderparisguides.com/. When ordering, a box will pop up allowing you to enter the following username/password

Order more than one guide at a time and you will receive an additional discount!

Username: propertyinsider Password: liveinfrance

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THINGS YOU NEED TO KNOW

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

Past issues of FPI are available on the website. You will find the
“Past Issues” link on the left under “Subscribers Only” or by going to
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To receive your free French Leaseback Report or the Paris Property
Report, click on
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HELPFUL CONVERSIONS FOR REAL ESTATE

1 square meter = 10.7639104 square feet

1 hectare = 2.4710538 acres

For more conversions, refer to: http://www.onlineconversion.com/

==== CLASSIFIED ADVERTISING ===

==APARTMENT RENTAL==

Last minute rental bargains!
Take advantage of these apartment rental bargains from Parismarais.com and enjoy the Paris winter sales! Prices in effect starting January 7, 2006.
*** Studio with king size bed, delightful decor on popular Rue Charlot — only 75 euros per night instead of 120 euros
*** Suite for 4 – enjoy 700 square feet near Pere Lachaise — only 120 euros per night instead of 160 euros
*** Large studio with marble bathroom, including a tub with hydrojets — only 100 euros per night instead of 130 euros
Plus more apartments at 30% off!
Visit http://www.parismarais.com/visit-our-flats.htm
Be sure to mention “FRENCH PROPERTY INSIDER SPECIAL OFFER” to get these rates when booking online.

==APARTMENT RENTAL==

Monte Carlo Seaside

Located at the french border of the principality of Monaco in Roquebrune Cap Martin, this big one bedroom flat of 600 square-feet with a terrace can easily accommodate one couple + one extra adult on a convertible sofa. Fully equiped kitchen, marble bathroom, security doors, pure silence, fresh sea breeze, direct access to the quiet private beach at 200 meters, 5 minutes to Monte Carlo train station or bus stop, easy access from Nice international airport and Monte Carlo train station. Bike, motorbike and car rental available on request.
600 Euros/week Winter Months
800 Euros/week from Easter through Summer Months

==APARTMENT RENTAL==

Leeds Marais Apartment

Located in a 17th century Le Marais Hotel Particulier, this 70 square
meter two-bedroom apartment with lots of light is nicely furnished and
is perfect for up to four people when rented in its entirety or a
single woman in the freshly renovated guest room when owner Adrian
Leeds is there.
Pictures and more details available at
https://adrianleeds.com/wp-content/uploads/newsletters/parlerparis/apartments/rentals/leeds.html

==APARTMENT RENTALS==

For all short term rental apartments in Paris, take a look at https://adrianleeds.com/wp-content/uploads/newsletters/parlerparis/apartments or https://adrianleeds.com/wp-content/uploads/newsletters/frenchproperty/insider/longterm.html for long term apartments.

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Copyright 2005, Adrian Leeds Group, LLC