Talking Turkey and Gobbling Up ROI

Talking Turkey and Gobbling Up ROI

(FOR SUBSCRIBERS ONLY)

French Property Insider

November 16, 2006
Paris, France
http://adrianleeds.com/frenchproperty/insider

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Bonjour French Property Insider Subscriber,

Paris is popping! Paris is popping corks tonight to celebrate Beaujolais Nouveau (at the stroke of midnight) and several of our clients are celebrating newly acquired Paris properties. Tomorrow, an attendee of the New Orleans Living and Investing in France Round Table this past May will become the proud owner of a three bedroom penthouse with a wrap-around balcony overlooking a beautiful tree-lined intersection in the 11th district with views that stretch for miles. And just this afternoon, another attendee to a past Living and Investing in France seminar got word his offer was accepted on a large apartment in a historically classified Hôtel Particulier with 4.5 meter high ceilings he will use as both a home and a studio.

So, there is much to celebrate! We are also gearing up for a Thanksgiving Day celebration — I ordered a 5+ kilo turkey that will cost about 8 euros per kilo and take half the time to cook. While I’m cooking turkey, so will you, so next week, we take a break from French Property Insider. I’ll be visiting Amsterdam over the weekend and will bring back some tales from our Dutch adventure. Amsterdam is my second favorite city in Europe and luckily, it’s not so far away and easy to get to — just a 4.5 hour train ride away.

Today’s FPI is devoted to profiting from your rental property in Paris. There are ways to bring in enormous returns, with the right property, the right mortgage, and the right factors that drive the occupancy higher. John Howell, of the International Law Partnership (http://www.JHCo.org/), developed a spreadsheet during our most recent Living and Investing in France Conference in San Diego on which one could change particular variables to arrive at different ROI solutions.

So, to make a point, we’ve provided the spreadsheet for you to work with and three properties, all of which would make good rental properties. We’ve taken each one, set the variables and voila! — see the results of the investment, if you were to make it. This ought to keep you busy for a while!!! And provide lots of encouragement!

A bientôt…and Happy Thanksgiving!

A bientôt…

Adrian Leeds
Editor, French Property Insider
Email: Adrian@AdrianLeeds.com

P.S. If you haven’t already signed up to attend the Living and Investing in France Seminar on December 29th, do it now! It’s the most efficient, effective and least expensive way of getting all the information you need to make your dream to live in France come true. Click here for more information: http://www.adrianleeds.com/frenchproperty/conference/LIF_Paris_Dec_2006/LIF_Paris_Dec_2006_home.html or contact Project Manager, Schuyler Hoffman at info@adrianleeds.com/parlerparis

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Volume IV, Issue 45, November 16, 2006

In this issue:

* Thanksgiving Day Off for FPI
* Celebrating Thanksgiving in Paris
* Making a Profit on Your French Property
* How to Calculate Your ROI
* The Difference Between Published and Market Prices
* Paris Property and the Law of Supply and Demand
* Enjoying Turkey and Beaujolais Nouveau
* Living and Investing in France Real Estate Seminar December 29, 2006
* FPI Property Consultation, Search and Relocation Solutions
* Today’s Currency Update from Moneycorp
* Next Parler Paris Après-Midi: December 12, 2006
* Leasebacks: Parc Arena, France, Mediterranean Coast, Nimes
* Managing Your FPI Subscription
* Classified Advertising: Parler Paris Apartments

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Special Notice: FPI TAKES OFF FOR THANKSGIVING

FPI is afforded two unpublished issues a year. This year we will not be publishing on Thanksgiving Day (as was last year).

 

 

 

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Giving Thanks à la Vie Française
By Adrian Leeds

Thanksgiving is that good old secular American holiday that we Americans don’t want to live without, so we manage here in Paris to conjure up

our own parties, wheth
er they be in restaurants serving it up, organizations that pool their members or just at home with a few friends and family.

Turkey in France is expensive…a whole turkey is a specialty item one can order from the butcher in advance, but each year I see more and more for sale in the supermarkets. The price of turkey in France is about twice that of one in the U.S. But, in spite of the expense, as an experienced cook of turkeys both Stateside and in France, I am here to tell you that there simply isn’t a tastier turkey than a French one. A French turkey can be as large as an American model twice the weight, which I speculate is because the meat is leaner and not as dense. This may also explain why French turkeys cook in half the time! The meat is darker and juicier.

For sweet potatoes, canvas the African markets (Chateau Rouge and lots of others) and for cranberry sauce, you can opt for making it from scratch with real cranberries ("canneberges") or visiting one of the American markets in Paris for the traditional canned variety (try the department of American products at the Grande Epicerie de Paris of the Bon Marché department store at 38 rue de Sèvres, 7th).

If you’d rather not cook, here are a couple of choices:

***Thanksgiving in the French Countryside
November 24th – 26th, 2006

The second annual Thanksgiving in Sologne. Just 90 minutes south of Paris, 15 minutes from Chambord and other Loire Valley castles.

Arrive Friday evening and enjoy a typical French game dinner. After breakfast Saturday feel free to visit the area or simply curl up by the fire. a traditional Thanksgiving dinner will be served Saturday evening. Breakfast Sunday is at your leisure as is your day. If the weather is nice take our bikes and discover the forest that is at our doorstep, or look for that treasure at one of the many flea markets.

Prices start at 185€ for the weekend. Possibility of transport from the station. Call Kristi Anderson on 06.83.18.42.31 or email TheAmericanFrog@aol.com

Visit the area on http://www.coeur-de-france.com then our village Ligny le Ribault.

***Thanksgiving Dinner at Joe Allen’s Restaurant
Friday, November 24, 2006, 7:30 p.m.

Traditional Thanksgiving dinner at
Joe Allen Restaurant
30, rue Pierre Lescaut
75001 Paris
Métro Etienne Marcel, line 4

This is a very popular Paris Alumni Network event and the dinner includes cocktail, wine, and coffee for 40 euros. There are only 20 seats – first come first serve. Reservation and payment must be made in advance with Sam Taub. Send your check, made out to PAN, to Sam Taub, 5, rue Marie Davy, 75014 Paris. You can make a “pre-reservation” by email to sam.taub@acunet.fr or by phone to 01 45 41 60 02. But your place will only be reserved upon receipt of your check. This event is always “sold out” – so don’t procrastinate, and be sure to reserve early.

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Renting Your French Property for Profit
By Adrian Leeds

If you’re buying a pied-à-terre for rental purposes, then you will want to know how to price it and what you can expect from the rental returns, even before you sign on the Promesse de Vente’s dotted line.

Rentals come in all sorts of shapes and sizes. An apartment rented unfurnished is a very different animal from one that is rented for vacation use completely equipped for as little as a few days or by the week.

The lenders use an equation of approximately 20€ to 30€ per square meter per month to estimate rental income when processing your loan application. This equation fits the current UNFURNISHED rental market in Paris. For example, a one bedroom apartment in Saint-Germain-des-Prés (the most expensive district) of 40 square meters would rent unfurnished for at least 1,200€ per month. The same size apartment in a moderately priced district, such as the 15th arrondissement, would rent for 1,000€ per month and in the least expensive areas, such as the 10th, 800€ would be a fair price…for an UNFURNISHED apartment.

We do not recommend renting your property unfurnished. Unfortunately for landlords, even though recent laws have been designed to attract more investors/owners of unfurnished housing, the laws generally favor the tenants, rather than the landlords. Therefore, owning unfurnished properties achieving such low rents is not all that desirable. This is unfortunate for tenants, as well, because there are fewer unfurnished apartments on the market, but a very high demand. (We hope to see more legal reform in the next few years that will alleviate this problem.)

Rental by the week can be the most profitable, but the most amount of effort and work. If you manage the apartment yourself, then you will be advertising it, taking the reservations, organizing the "meet and greets" and ensuring the property is properly maintained. If you hire an agency to do this for you, expect to pay them approximately 30% of the rental price. (Some charge more or less depending on the quality and level of service.)

Rental by the month can provide a happy medium with reasonable profit and low risk — this depends, of course, on your desire or ability to make the property available for long periods of time. Normally, a monthly rate is two to three times a weekly rental rate. For example, the following are rates for Le Provençal studio (http://www.adrianleeds.com/frenchproperty/insider/rentals/provencal.html):

Night/105€ to 150€
Week/690€ to 1050€
Month/1960€ to 2800€

The range gives flexibility to charge more or less depending on
season and availab
ility. These rates were determined by analyzing the current market and staying within the same range as competitive apartments.

Achieving an occupancy rate of 50% is what you should expect as a baseline your first year with a goal of at least a 70% to 80% occupancy rate. Good management of the apartment leads to higher occupancy rates and let’s face it, every night in the apartment you rent becomes pure gravy once you’ve satisfied your expenses (utilities, insurance, taxes and mortgage interest and fees).

From the point of view of the agency, the success of the apartment depends largely on the owner. They all agree that unless the owner is cooperative, their job to create a successful rental is more difficult.

When researching the market, don’t exclude hotel rates from the picture. In fact, your first competition comes from those who choose to stay in hotels vs. apartments…and if a visitor can have the luxury of an apartment at the same rate as a hotel, then the privacy and feeling of being a resident can be very appealing in exchange for the daily housekeeping and concierge service a hotel provides.

A disparity in rates normally would indicate a high or low level of luxury. Rental agencies will tell you that apartments luxuriously appointed can command higher rents, achieve high occupancy rates and attract better clients. For this reason, we recommend not scrimping on the details…a little more of an investment in quality and tasteful furnishings can go a long way to a successful and profitable property.

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Analyzing Your Return on Investment
By Adrian Leeds
Analysis by John Howell

Before you sign on the dotted line committing yourself to an apartment in Paris you hope will bring you rental returns, enough to cover the mortgage or earn a profit, you should take a good hard look at projected return on your property investment. During a recent Living and Investing in France Conference, John Howell, lead attorney for the International Law Partnership (http://www.JHCo.org/), developed a spreadsheet on which one could change particular variables to arrive at different ROI solutions.

Click here to download the spreadsheet:
http://www.adrianleeds.com/frenchproperty/insider/members/content/Rental_Return_On_Investment.xls

Let’s take a three real properties on the market today as our examples:

HOT PROPERTY PICKS: Selections from Select Quartiers

1. Paris, 4th Arrondissement, Studio, 26m²

On Ile Saint Louis, with a view of the Seine and Pont de la Tournelle, the ideal pied-à-terre. This studio has lovely high ceilings with beams. A bedroom on the mezzanine. Needs complete renovation (estimated at 1,000€/m2).

Asking Price: 265,000€ + 2.5% Finder’s Fee

 

 

 

 

 

2. Paris, 6th Arrondissement, 1 bedroom, 38m²

Near rue Dauphine and Pont Neuf. This beautiful 1 bedroom apartment is in perfect condition. On the second floor of a small 17th century building that has been recently renovated. Entrance, living room, fully equipped kitchen, bathroom, toilet and numerous features. Quiet with a lovely view. Needs moderate renovation (estimated at 500€/m2).

Asking Price: 425,000 € + 2.5% Finder’s Fee

 

3. Paris, 4th Arrondissement, 2 bedrooms, 60 m²

In the heart of the Marais, near rue Vieille du Temple on the first floor of a magnificent 17th century building, this charming pied-à-terre has an entrance, living room, 2 bedrooms, kitchen and bathroom. Needs no renovation.

Asking Price: 630,000€ + 2.5% Finder’s Fee

THE RETURN ON INVESTMENT COMPARISON

INCOME (1)STUDIO (2)1-BR (3)2-BR
Price of Apartment 265K 425K 630K
Legal expenses, taxes etc 23,850 38,250 56,700
(Refurbishment per m2) (1,000) <
font size="2" face="Verdana">(500)
(0)
Refurbishement total 26,000 19,000 0
Furniture 10,000 15,000 20,000
TOTAL COST OR PURCHASE 324,850 497,250 706,700

 

RENTAL (1)STUDIO (2)1-BR (3)2-BR
Rental per night 125 200 300
Rental per week 875 1400 2400
Property management charge 30% 30% 30%
Percentage occupancy 70% 70% 70%
Gross rental yield – cash per year 31,850 50,960 87,360
Gross rental yield as percentage of cost of purchase 9.8% 10.25% 12.36%


UNAVOIDABLE EXPENSES (1)STUDIO (2)1-BR (3)2-BR
Property Tax 150 250 350
Insurance 100 150 200
Utilities (water, electricity, gas, telephone, internet) 600 900 1,200
Repairs & Maintenance (5% of purchase price) 1,325 2,125 3,150
Co-propiete (home owners) fees 600 1,800 2,400
PROBABLE EXPENSES      
Property management
& letting agency fees
9,555 15,288 26,208
Your own advertising,
web costs etc
319 510 874
TOTAL EXPENSES 12,649 21,023  


Profit before finance charges & tax 29,308 29,937 52,978
Net yield as a percentage of cost 5.01% 6.02% 7.5%
Net yield as a percentage of your investment 15.84% 19.04% 26.14%


FINANCE COSTS (1)STUDIO (2)1-BR (3)2-BR
Percentage loan 80% 80% 80%
Period of loan (years) 15 20 25
Amount of mortgage

="Verdana"
>212K

340K 504K
Interest & Insurance rate 4.5% 4.5% 4.5%
Mortgage INTEREST ONLY 9,540 15,300 22,680
Mortgage – Interest & Capital 19,461 25,812 33,617

 

Profit AFTER finance charges –
Repayment Mortgage
-260 4125 19,362
Profit AFTER finance charges –
Interest Only Mortgage
9,662 14,637 30,298


Please note that in each case, you have the ability to change the variables and control the profitability of the rental. Have fun comparing how the different length of mortgage affects your bottom line, or whether the renovation expense makes a difference by increasing the rental returns or occupancy rate! Either way, there is no question that a mortgage can be at least covered, even with minimal effort!

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The Great Price Divide
By Adrian Leeds

There is a great difference in the per square meter market valuations published by the Chambre de Notaires and current market valuations ranging from 30% to 50%, depending on the arrondissement.

For example, in the first arrondissement which comprises the neighborhoods of Châtelet/Les Halles, Montorgueil and Palais Royal, the latest published price per square meter figure for the period ending June 30, 2004 is 5,370 Euros/m2. Conversely, current market valuations in this area are around 7,500 Euros/m2 , on average, which represents a variance of nearly 40%. In the city of Paris as a whole, the difference is approximately 47% between the published figure of 4,316 Euros/m2 and 6,367 Euros/m2 on average for current prices.

Why the difference? There are several factors contributing to this great divide.

First is timing. There is approximately a 90-day period from the time an offer is made on a property until the time of closing. Thereafter, the numbers may not be reported until up to six months to the office of the notaire.

Secondly is the reduction in the purchase price, which can be attributed to direct payments made to the agent to help reduce notaire fees; listing of inventory of fixed furniture such as built-ins and appliances; and under-the-table cash transactions, which are illegal but do occur.

Finally, the figures are blended or diluted as they are reported by an arrondissement in its entirety and do not account for differences by neighborhoods. For example, in the 18th arrondissement, a property in the heart of Montmartre can be sold for around 5,300 Euros per square meter or more, while a property near Château Rouge or Max Dormoy, which are more "less desirable" neighborhoods will be listed for around 3,400 Euros per square meter, which represents a variance of nearly 54%.

The following table is an extrapolation of an analysis to illustrate the differences between published market valuations and current market pricing:

Arrondissement Q2 2004 Current %Variance
1st 5,370 7,500 39.66%
2nd 4,559 6,429 41.02%
4th 5,923 7,593 28.20%
6th 6,745 8,636 28.04%
16th 5,407 6,778 25.36%
18th 3,442 5,286 53.57%
Paris 4,316 6,367 47.52%

You can visit the Chambre de Notaire Web site at http://www.paris.notaires.fr to view the latest published figures of market valuations and the evolution of price

s per sq
uare meter in the marketplace.

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Supply Shortage Ups Parisian Prices
From Assetz Property News Service
http://news.assetz.co.uk/articles/3084.html

A shortage in supply is pushing up prices for both residential and commercial property in Paris and the seemingly relentless trend is not showing any signs of slowing any time soon, according to new research.

The simple supply/demand imbalance has been growing over the last few years, reports F&C Asset Management and the thirst for space in some of the biggest cities in Europe is causing prices to spiral.

The investment specialist group also claims that this phenomenon is driving rental growth as people cannot afford to purchase properties outright, not only in Paris, but also in London’s West End, Madrid and Manhattan.

Such a climate is ideal for buy-to-let investors, who, historically, are known for large financial outlays in the hope of making long-term returns in steady, fast-growing markets around the world.

Research by F&C concludes that the reason for a supply side deficit has its roots in the economic downturn around the millennium. Many major companies were forced to make cutbacks, the firm argues, laying off staff and cutting down on office space.

However, since the West’s economy has picked up and is currently achieving high levels growth supported by the rapidly emerging markets of China and India, company profits have also taken a firm step into the black. Demand for both commercial and residential property in Europe and the US’ major cities has outpaced the supply, as developments usually take two to three years to complete.

Dirk Molenaar, senior portfolio manager for Indirect Real Estate investments at F&C, said: "French property companies are now enjoying some of the fastest growing rental income in Europe, with both new market rents and existing rents growing by over five per cent a year, as the construction cost index, to which they are often linked, has recently hit seven per cent."

Reported by easier.com, according to Chesterton International, property prices in Paris have increased by 7.6 per cent over the last twelve months and this figure is set to increase as the French economy continues to perform well.

The International Monetary Fund recently revised its five-year gross domestic product growth prediction (GDP) for France up to 2.2 per cent. This year its GDP is expected to increase by 2.5 per cent and it should only drop back by 0.2 percentage points next year in spite of slowing global growth brought on by a weakening US economy.

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Talking Turkey and Boozing Beaujolais
By Adrian Leeds
Reprint from http://www.adrianleeds.com/parlerparis

November 15, 2006

I woke up in the middle of the night remembering to "order the turkey." Thanksgiving is just around the corner, and even though we live in France, it’s a holiday we Americans refuse to miss. While some of the markets will have packaged turkeys just for this occasion, especially in areas of the city where many Americans live, the "babes" in plastic wrap just may not be big enough to grace this particular Thanksgiving table of happy hungry Americans.

Friends are both coming to town to celebrate and leaving town to celebrate — t’is the season of festivities we wouldn’t want to miss a merry minute. Celebration starts early here in France, and in drinking holes all over the world, wherever Beaujolais Nouveau is about to pop a cork.

One minute past the stroke of midnight on the third Thursday of November, more than a million cases of Beaujolais Nouveau work their way around the world from all the tiny villages in the Beaujolais Region, spread out over 240 square miles in Burgundy, bordered by Maconnais to the north, the Rhone Valley to the south, and the river Saone to the east.

"Le Beaujolais Nouveau est Arrivé!" (The New Beaujolais has arrived!) It’s probably one of the most brilliant marketing ploys the world has ever known. By the time we’ve wined all weekend, almost half of the bottles will already have been distributed and drunk. It’s a race to the first to taste, but by French law (!), not one drop is to be released until the stroke of 12 this coming Thursday.

They claim that Beaujolais Nouveau is about as close to a white as a red wine can get and therefore makes a great bridge if you’ve ever wanted to retrain your taste buds to accept color. If you’re traditionally a red-drinker, then you may not see what all the fuss is about. Georges Dubeouf, the largest producer/distributor/promoter of Beaujolais Nouveau, is laughing all the way to the bank while sales have risen from a million to 70 million bottles annually.

I suspect it’s France’s way of competing with America’s Thanksgiving — providing a bona fide great excuse for friends and family to gather and celebrate. We don’t deny that it’s a barrel of laughs and fun… in homes, cafés, restaurants, pubs, bars and bistros all over Paris, all over France and around the world, lifting our glasses of clear red chilled wine, snacking on "saucisson" and "fromage" while toasting to a wine that isn’t all that great to drink! (I’m sure many of you may disagree with me, but that’s okay. I’m an inveterate red wine drinker from way back and find Beaujolais less than satisfying, except of course, this one time of year.)

My favorite zinc bar on which to rest a Beaujolais elbow is Bistrot à Vins Jacques Mélac at 42, rue Léon Frot in the 11th (Métro: Charonne). If you’ve never had the pleasur

e of knowing J
acques with his elegant oversized handlebar moustache, his wine bar of beaucoup bottles, his table of Aveyronnais cuisine (Jacques comes from the village of Bozouls) and his delightful crew of jovial Joes, do it now!

For a listing of all the best "pots" of Paris, visit http://www.beaujolais.com/pages/bpratique/bistrots/FR/bistrots.asp and more this site has to offer.

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Adrian Leeds, Parler Paris, French Property Insider and John Howell & Co. of International Law Partnership Present the…

Living and Investing in France
Real Estate Seminar
December 29, 2006
Chez Jenny, Paris, France

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, this power-packed seminar is a MUST. Hosted by Adrian Leeds, Editor of the Parler Paris Nouvellettre® and French Property Insider weekly e-zine and John Howell, lead attorney for John Howell & Co., International Law Partnership, London, this one day in Paris will put you on the right footing to make it happen!

You will learn how to…

* Why Invest in Property in France?
* Find Your Dream Apartment in Paris or Home in the Country!
* Buy and Own Property in France!
* How to Obtain a Mortgage!
* Reduce Your Currency Exchange Risk!
* How to Minimize Your Tax and Maximize the Benefits!
* Rent Your French Property for Profit!
* Plus, answer all the rest of your questions during a Q and A panel with the presenters.

The Seminar Location
Historical Chez Jenny
39 boulevard du Temple
Place de la République
75003 Paris

"An authentic Brasserie with a soul, a style and a history."

At the colonial exhibition in 1930, Robert Jenny had a kiosk where he sold produce from his region: salt-pickled cabbage choucroute, sausages and beer. Appreciating Parisian life and noting that the fine Alsatian products attracted the Parisians, this native of Strasbourg sought to set up business in the capital. He found just the right place not far from the place de la République, at number 39 boulevard du Temple. This was the hall where the former Victor ball was held. The quarter was lively, even though it no longer deserved the reputation of «Crime Boulevard» that it had had in the 18th century, when the plays billed at the many theatres in the area mainly drew inspiration from the items in the news.

The seminar includes a three-course lunch with Kir, wine and coffee!

Menu (subject to change):
* Kir Vin Blanc à l’Edelzwicker d’Alsace and Bretzels
* Terrine de Canard aux Pistaches, Chutney de Fruits Secs
* Suprême de Volaille à la Moutarde, Nid d’Alsace aux Légumes or Onglet de Veau à l’Echalote, Gratin Dauphinois
* Crème Brûlée Caramélisée à la Cassonade
* Wine or Mineral Water, Coffee

Click here for more information and to register, or contact Project Manager, Schuyler Hoffman at info@adrianleeds.com/parlerparis

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Property Consultation, Search and Relocation Solutions
http://www.adrianleeds.com/frenchproperty/consultation

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!

Moving to Paris? Our experienced relocation expert will 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.

Download Complete Brochure
http://www.adrianleeds.com/frenchproperty/consultation/fpibrochure.pdf

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TODAY’S CURRENCY UPDATE

Visit the FPI Web site and click on the link on the left panel or click here for Currency Convertor by Moneycorp: http://www.adrianleeds.com/frenchproperty/insider/moneycorpconvertor.html
for up to the minute conversions of
all major currencies.

ze="2" face="Verdana">Compare currency values easily and quickly by visiting:
http://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
http://www.adrianleeds.com/parlerparis/apresmidi.html

NEXT MEETING: December 12, 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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LEASEBACK NEWS FROM IMOINVEST
http://www.adrianleeds.com/frenchproperty/insider/sales/leasebacks/lb_list.php

PARC ARENA
France, Mediterranean Coast, Nimes

Studio 19m² to 20m² €63,000 to €69,000

One Bedroom 30m² to 33m² €103,000 to €113,000

Two Bedrooms 63m² to 63m² €210,000 to €210,000

NEW LISTING

LEASEBACK PROPERTY

GUARANTEED RENTAL INCOME UP TO: 5.10%

FRANCE’S 2ND LARGEST CITY AFTER PARIS

Ideal location for a student residence in the midst of rich history dating back to the Roman Empire. Nimes is a city and commune of southern France and the capital of the Gard department, part of the greater Languedoc-Roussillon region. Nimes boasts the greatest wealth of ancient buildings in France and is attractively nestled in the foothills of Cevennes. The town of Nimes hosts over 10,000 international students throughout various professional schools ranging from Medical to Law studies.

Located less than 1km from the commuter train station and within walking distance to many universities and resource centres. The residence will comprise 206 fully furnished studio to 2 bedroom apartments with underground parking. The residence includes a reception area, a fitness room, laundry facilities and office space. A garden measuring 520m² is located behind the residence offering a calm relaxing area for residents.

Languedoc-Roussillon is one of the fastest growing regions of France and tourism is an important source of income. A coastal motorway links Languedoc-Roussillon to Spain and to the Rhone valley. Another key motorway provides access to western France and the high-speed TGV train connects Lyon, Paris, and northern France. A regional airport is located in Montpellier. An established management company specializing in the superintendence of student residences reinforces the quality of this investment. France is one of the strongest outlets for foreign direct investment and among the worlds top investment destinations – the perfect reason to choose Leaseback.

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SEEKING A MORTGAGE IN FRANCE?

Let us help you secure your French property mortgage with a competitive interest rate http://www.adrianleeds.com/frenchproperty/loan for more information or email fpi@adrianleeds.com

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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 http://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"

size="2" face="Verdana">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 members@fpinsider.com

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INSIDER PARIS GUIDES DISCOUNT FOR FPI SUBSCRIBERS

Remember, as an FPI Subscriber you can take advantage of a special discount on the popular Insider Paris Guides, plus get an extra 15% discount when ordering two or more guides. Choose from:

* Leeds Good Value Guide to Paris Restaurants by Adrian Leeds
* Insider Guide to Practical Answers for Living in France by Jean Taquet
* Writers Insider Guide to Paris by Elizabeth Reichart
* Insider Guide to Black Paris by Melinda Herron

Just visit http://www.insiderparisguides.com. When you order, a box will pop up allowing you to enter the special FPI Subscribers discount code:

Username: fpi
Password: subscriber

You’ll receive download instructions, then just save the guides to your computer. Happy reading!

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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
http://www.adrianleeds.com/frenchproperty/insider/members/content/pastissues/index.html

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

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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 ===

PARLER PARIS APARTMENTS
http://www.adrianleeds.com/parlerparis/apartments
Email: apartments@adrianleeds.com/parlerparis

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 Paris know each and every apartment owner or manager personally, and stand behind the quality of those we represent. We understand your needs and desires, all the small details that make a rental apartment a warm and welcoming home – and a much better alternative to an impersonal hotel!

Parler Paris Apartments is administered and serviced by the same great team as Parler Paris, French Property Insider and French Property Consultation. You can trust that Parler Paris Apartments and all those with whom it is associated will do their best for your 100% guaranteed satisfaction.

***NEW SPECIAL RATES FOR DECEMBER!
"Les Arts et Métiers"
Rue Bailly, 3rd Arrondissement

Spacious One-Bedroom Apartment
Sleeps 4

Architecturally designed and very cozy, this spacious one-bedroom apartment is situated in the heart of Paris on a tiny L-shaped street just facing the Métro entrance for Arts et Métiers and the Musée and Conservatoire des Arts et Métiers on rue Bailly.

Price (everything included):
Night/150€ to 200€
Week/875€ to 1155€
Month/2700€ to 3000€

Pictures and more details available here: http://www.adrianleeds.com/parlerparis/apartments/rentals/artsetmetiers.html

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SUBSCRIBE TO PARLER PARIS

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

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Copyright 2006, Adrian Leeds®
Adrian Leeds Group, LLC, http://www.adr
ianleeds.com

 

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