Farm Fresh French Property
French Farm for Sale in Perret
May 14, 2009
Bonjour French Property Insider Subscriber,
It’s the first time in the history of French Property Insider that we feature farms! It all started with a unique concept to ‘fractionalize’ French farming. Read all about how cows make good investments in today’s issue!
When you scroll all the way down, you’ll notice a new name in FPI — "Currency Online." No, Moneycorp has not been ‘replaced.’ Currency Online Limited is a member of the Moneycorp group of companies and provides the same great comprehensive foreign currency services to businesses and private individuals around the globe. Currency Online just makes it easier to do business electronically, simply and quickly!
The rental market has remained strong and Parler Paris Apartments proves it! Thanks to statistics compiled by Rental Manager, John Rule, the true tale is told, comparing the current climate with this past year. Learn why investing in a Paris rental apartment is till a profitable idea.
Plus, there are new tax breaks on rental properties you will want to know more about. Read the explanation of the new Loi Scellier by Expat Daily News and download the official brochure provided by the Chambre de Notaires.
Author Harriet Welty Rochefort writes about Paris café life in her usual personal style for France Today. We’ve included it in today’s issue as it is commonly thought that one will always want to own an apartment near a great neighborhood café where you can hang your hat on a regular basis.
Don’t forget, as a special offer to our FPI subscribers, we invite you to bring a spouse, partner or friend to the upcoming Living and Investing in France Real Estate Conference here in Paris…ABSOLUTELY FREE! It’s only a few weeks away, so sign up now! Visit www.adrianleeds.com/frenchproperty/conference for more information, but to register, contact Schuyler Hoffman at [email protected].
Editor, French Property Insider
Email: [email protected]
P.S. To read about this past week’s Parler Paris Après Midi, visit www.adrianleeds.com/parlerparis/apresmidi.html.
Volume VII, Issue 20, May 14, 2009
In this issue:
* Apartment Rental Market Strong as Ever
* New Tax Advantages for Buying Rental Property
* Special Offer on Conference Registration Ends Soon
* Discover "Fractional" Farming in France
* How Renewing can Save You Money
* Optimistic Outlook for French Property
* Second Chance to See House Hunters Int. Episode
* Where and Why the French are on the Barricades Again
* Property Exhibition This Weekend
* A Reminder: Why Buy French Property
* The Latest Fractional Property Offerings
* Moneycorp Announces New Currency Exchange Service
* Parler Paris Apartments: Le Balcon Planté
* Lifestyle: Are Paris Cafés Doomed?
* Hot Property Picks: Fascinating French Farms
* The Next Two Notaire’s Property Auctions
* How You Can Obtain a Mortgage in France
* Parler Paris Après-Midi: When We Meet Next
* Managing Your FPI Subscription
* Subscribers Receive Discount on Insider Paris Guides
In spite of what one might think (or read or know) about the economic crisis affecting the travel industry, the short-term rental market, or at least the results we have at Parler Paris Apartments (www.adrianleeds.com/parlerparis/apartments) is holding up remarkably well considering the economic environment, swine flu scares and general low morale. Occupancy rates are higher than the previous year for most apartments represented, with a 56% average for the last 14 months for all apartments advertised on the site.
There is no doubt re
nters are now looking for bargains, and therefore rental rates we have offered are about 10% lower than they were last year to keep the occupancy rate strong. That being said, we believe that those who might normally book hotels are seeking apartments as a money-saving alternative — with kitchen and laundry facilities to save on dining out and other luxuries, therefore some of the hotel business has moved to apartment rentals.
An apartment is usually the same or lower cost than a hotel of equal quality. What the visitor gives up in the way of daily fresh linens and concierge service, they gain in the amenities an apartment offers to behave more like a home — which also adds in a positive way to their experience to feel more like a temporary "visitor," rather than a "tourist."
Our average stay is a little more than eight nights — logical as many travelers can afford ‘weekend-to-weekend’ vacations. Nightly rates decrease with stays of seven days or more, hence our ‘preferred’ stays would be six nights or less, as long as occupancy rates remained the same! For my own rental apartment, "Le Provençal," the average nightly rate achieved in 2008 was 125€ compared with 112€ for the first four months of this year. One might argue, though, that January through April is ‘low’ season and therefore would normally be about 10% lower than the year’s average, anyway.
Occupancy rates for all of our apartments for March 2008 through April 2009 was 56% with some as high as 69%. We believe that 50% should be the ‘bottom line’ goal, with 80% the maximum realistic occupancy one can expect. Apartments utilized by their owners achieve lower occupancy rates of course, and therefore these figures may be ‘skewed’ by that fact, alone — as none of the apartments are ‘purely’ investment properties. Most owners use their apartments four to eight weeks a year, thereby reducing their occupancy rates and return on investment, but enjoying them more!
For those who are considering an investment in a rental property, your fears of reduced occupancy as a result of today’s economic climate should wane with the knowledge that Paris is still Paris, that travelers are still opting to visit the city as always, with a virtually year-round rental season and that apartments offer a good budget alternative so that tourists can "have their cake and eat it, too!"
The Loi Scellier (named after the French politician who proposed the idea) offers a reduction in income tax of up to 37% of the acquisition cost of a French rental property.
The approach is a significant change of direction from existing tax breaks for new property rentals (known as ‘Robien’ and ‘Borloo’), built as they are on the principle of charging a percentage of the acquisition cost against rental income.
The tax relief gained from such schemes is directly proportional to the marginal rate of taxation of investors, benefiting most those on the highest marginal rates. These schemes will be phased out by the end of the year.
In future, investors will be able to claim a direct reduction in their income tax bill, which has made these rental schemes far more attractive to those with lower marginal rates of taxation.
Clearly, however, as the schemes only grant a reduction in French income tax (and not a tax credit), it is not going to be of interest to those who pay no or little income tax in France!
Income Tax Reduction
The level of the reduction in income tax will depend on the year of acquisition of the property, and the controls the landlord is prepared to accept on the income of the tenant and level of the rent.
A basic reduction of 25% will apply to those properties purchased in 2009/10, reducing to 20% for a property purchased in 2011/12. No information is yet available on the rate for those properties acquired in later years.
The price basis on which the tax break can be granted cannot exceed €300,000, so for 2009/10 the maximum reduction in income tax is €75,000, and for the subsequent two years it is €60,000.
The reduction in income tax is available for nine years, which means a maximum reduction per year of €8,333 for property purchased in 2009/10, and €6,666 for a property acquired in 2011/12.
Where you are unable to make use of all of the reduction in tax in a single year, then any surplus can be rolled over for the subsequent six years, thereby making the income tax relief available for up to 15 years.
Thus, an investor who has a right to a reduction in tax of €3000 in a year, but who only has a liability of €2000 in that year, can roll over the surplus €1000 to the following year, and so on…
To read the entire article go to www.expatdailynews.com
Read the Notaires’ brochure (in French) at www.paris.notaires.fr
If you’ve always dreamed of spending more time in France, enjoying a pied-à-terre of your own in Paris that you can profitably rent when you like, or just make a smart investment in the strong Euro by owning property in France…then this power-packed one-day conference is a MUST. There is no doubt, from the hundreds of others who have attended conferences of this kind and fulfilled their dreams…this Sunday in Paris will point you in the right direction to really make it happen!
As a special offer to FPI subscribers, we invite you to bring a spouse, partner or friend to the upcoming Living and Investing in France Real Estate Conference here in Paris…ABSOLUTELY FREE!
Reserve your seats now!!
Paris Sunday, May 31, 2009 Chez Jenny 3, Boulevard du Temple 75003 Paris. For more information go to www.adrianleeds.com/frenchproperty/conference, but to register contact Schuyler Hoffman at [email protected].
May 11, 2009
ST.-VICTOR-DE-CESSIEU, France — The French, known for their mistrust of banks, are not just stuffing money into mattresses in these anxious days of recession and minuscule interest rates. They are also putting their cash into cows.
For Pierre Marguerit, 60, cows make a safe, secure investment, allowing for long-term growth from a renewable resource. The cow contracts are hardly new, but go back to Richard the Lionheart; the French word for livestock, “cheptel,” is the root for “capital.”
These are not exactly cash cows. But investment in Mr. Marguerit’s Holsteins will bring a 4 to 5 percent return a year after taxes, he said, based on “natural growth” — the sale of their offspring. That compares to an interest rate now of 0.75 percent on the basic French bank account.
Last year, his business went up by 40 percent, and so far this year, it has “practically doubled,” said Mr. Marguerit, the managing director of Élevage et Patrimoine, a cattle investment firm in this part of eastern France, near the Alps, and president of Gestel, which works with farmers and investors.
“People have saved money and don’t want to waste it,” he said. “Stocks have fallen a lot, and people see it. We need somewhere to put our money for a long-term investment, something more stable.”
At the moment, there are about 37,000 cows under contract in France at some 880 farms, according to the French Association for Investment in Cattle. But the potential market is huge, Mr. Marguerit insists, perhaps as many as one million head in France and six million in Europe as a whole.
A typical couple will buy 10 to 20 dairy cows for about $1,700 each and can decide to sell the offspring each year or keep them as additional “capital.”
“At this difficult time, it’s a much better investment than real estate and much more tangible than the stock market,” Mr. Marguerit said. He then proceeded to praise the new interest “in natural, organic and lasting things” among the French, who have always romanticized the countryside and imagined themselves shrewd peasants at heart. “This is part of the patrimony,” he said…
To read the entire article go to www.nytimes.com
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The French property sector may be boosted by news that the Organization for Economic Co-operation and Development (OECD) has detected improved indicators of future prospects for the country.
A report by the OECD has said that France, along with Britain and Italy, is showing "tentative signs of, at least, a pause in the economic slowdown", when the composite leading indicators of economic health are analyzed.
This showed an improvement in France of 1.2 points in April, suggesting that the economic slowdown is losing momentum in the country, a key influence on the property market…
To read the entire article go to www.propertyshowrooms.com
Vacation Home in Paris
June 15, 2009 10:00 P.M. e/p
June 15, 2009 2:00 A.M. e/p
New Yorkers Jeff Ballinger and Mary Schiller recently began the first steps toward making their dream together a reality. After honeymooning in Paris, they knew they wanted their own vacation property in France. Now, they’ve moved out of their house and into a smaller condo in the Bronx, NY, and have begun their search for a pied-a-terre in Paris.
Adrian Leeds, Property Consultant, Adrian Leeds Group
May 13, 2009
AIX-EN-PROVENCE, France — Squinting into the sun, Olivier Sumeire pointed to where his vineyard stretches across the Vallée de l’Arc in the direction of Montagne Ste.-Victoire. The gray limestone mass looms beyond his children’s backyard play set, rising out of the olive trees and pines.
It happens that Cézanne painted nearly the same view. In 1870, in what has sometimes been interpreted as a protest against the proposed Aix-Rognac railway line that would have cut across his family’s property, not far from the Sumeire vineyard, he painted the mountain in the background and a kind of red gash in the landscape. Then in the 1880s he showed the rail line that connected Aix to Paris, dividing the valley, turning its arched trestle into an ancient aqueduct, as if to conjure up some Arcadian dream of unspoiled nature before modernity arrived.
Cézanne was Aixois through and through, allergic to change. Before he was born, in 1839, residents here had fought to stop any train from coming to town. But in the 1860s the train also carried Cézanne to Paris, where he learned about modern art, which transformed how he painted this place once he returned home. That in turn reshaped this region’s view of itself when, years after he died in 1906, townspeople finally came around to acknowledging his genius and marketability.
Plus ça change.
A new plan promoted by President Nicolas Sarkozy, floated by local newspapers last year, would extend the high-speed, or TGV, rail line from Aix to Nice. The proposal is part of Mr. Sarkozy’s program to update rail service in coordination with European Union energy policies. Not incidentally, it’s also embraced by his political allies in the center-right government of Nice.
Naturally, the Aixois are back on the barricades…
To read the entire article go to www.nytimes.com
French Property News magazine celebrates its 20th anniversary with another market-leading French Property Exhibition.
Organizers of the show have stated that now is a good time to buy as there presently exists a buyers’ market with prospects that are "better now than they have been for years". They added that this is because sellers are having to be "realistic" with their pricing in order
Archant Life France, the market leading publisher within the Francophile market in the UK, is organizing its annual French property exhibition in Harrogate. The three-day event will be held in the Yorkshire Event Centre. Doors will open at 10am every day and entrance is free. Free tickets can be obtained from www.fpeharrogate.com
Show visitors will be able to meet the market professionals such as estate agents, tax advisors, mortgage lenders, and removal and currency exchange companies. Free seminars led by experts will run throughout the show, offering househunters a unique opportunity to have their questions answered face to face.
Besides a different pace of life and several enjoyable changes of lifestyle, there is a lot more to be said about the reasons to buy French property. Even in these very difficult times, with a recession going on there are at least five reasons why a French property investment is a good idea:
1. A significant tax break to all new residents: New French residents are being offered a five year exemption from Wealth Tax (Impôt de Solidarité Sur la Fortune) on all their assets overseas.
2. France has worldwide appeal for serious investors. It offers long-term capital growth and is very economically and politically stable.
3. There has been an increase in prospective buyers in the first quarter of 2009 when compared with the latter quarter of 2008. Twenty-three percent of the prospective buyers are investors. (It is always good to know that you can resell your property.)
4. The fact that people will always want to holiday in France (there were 81.9 million visitors during 2007) and wanting to do so oneself, is a reassuring reason for investing in French property. Depending on the property and its position it stands a good chance of bringing in a rental income should you want to let it out as a holiday home. France is one of the most visited countries of the World with a correspondingly strong tourist market.
5. Relatively low property prices when compared to most northern European countries.
If you are interested in traditional fractional ownership properties currently offered by our Fractional Ownership partners, see below:
LE PALACE DES VOSGES
La Rsidence Luxembourg
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Visit the FPI Web site for more information and take this link for Currency Convertor by Currency Online: www.adrianleeds.com/frenchproperty/loan/moneycorpconvertor.html for up to the minute conversions of all major currencies.
Parler Paris Apartments Welcome to your home in Paris. Home is how you will feel in a private apartment in Paris that has the "seal of approval" from Parler Paris Apartments and me, Adrian Leeds.
Parler Paris Apartments offers high quality accommodations to make your stay in the City of Light as enjoyable and memorable as possible.
We at Parler 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.
SPOTLIGHT APARTMENT(S): Le Balcon Planté
Near Place de la Bastille and the Bastille Opera, Gare de Lyon, the Viaduc des Arts and the Promenade Plantée, 12th Arrondissement
One-bedroom, Sleeps Up to 4
Sunny, bright and newly decorated, there are two main rooms, both opening through French doors to a balcony with plants, a bistro table and chairs; plus a fully equipped kitchen, bathroom with tub and shower, and separate toilet. The bedroom has a new, very comfortable queen size bed. The living room has a new modern sofa that converts to a comfortable, extra-long double bed, as well as a dining table and chairs. All rooms open separately to the entry hall; the two main rooms can be separated, or the French doors and curtains between them can be opened to create one large space.
On the 6th (French) floor with elevator, there are windows with a view in every room including a view of rooftops and gorgeous sunrises from the kitchen. From the balcony one can see the Promenade Plantée, the clock of Gare de Lyon, sunsets, and tree-lined streets.
The celebrated Parisian café finds itself up against non-smoking laws, stricter alcohol checks, reeling rents and a recession- but the party’s far from over
Funny-I’m writing this article about Paris cafés while sitting in a Paris café. That’s good, when you think about it, because it’s one indication that Paris cafés are alive and well-pretty fine news considering recent statistics which tell us that the number of cafés in France has fallen from 200,000 in 1960 to a little more than 41,000 today.
Looking at those figures, you might be tempted to think that le café, perhaps the most typical of all French institutions, is on its way out. But figures don’t tell the whole story.
I am an inveterate café-goer. I usually choose my cafés by how much sunlight the sidewalk terrace gets at any given time of the day, which means, I kid you not, that I have a favorite morning café and a middle of the afternoon café and an early evening café. I can’t even begin to imagine France without this noble institution that Balzac dubbed "the parliament of the people".
It’s true that French cafés are up against a series of challenges that can’t be ignored: an anti-smoking law enforced since January 2008 is keeping
kers away; conversely, there are now complaints from neighbors unhappy with the noise of smokers taking a cigarette break out in front, and littering the sidewalk with butts (which is why you’ll now observe outdoor ashtrays in some locations). There are also stricter drunk driving laws now, and, in Paris at least, skyrocketing rents in some neighborhoods. But the picture in Paris is mixed, nonetheless. Some cafés have indeed shut their doors, while others aren’t complaining.
Fruit juice and flat screens
One man who’s convinced that the French café must never die, at least not on his watch, is Bernard Quartier, the ebullient 58-year-old head of the National Café Federation. For Quartier, who has owned eleven cafés over the years, both in Paris and in the provinces, and will soon open his twelfth, the café is "the image of France", one of the last bastions of conviviality, a place where people find human warmth.
And things to do. "The café has always been a place where there are events," he notes. "The first TVs were set up in cafés, people drank their first Cokes in cafés, in villages they had their dances in cafés. I think that cafés will once again become the kind of place where people come to be together…"
To read the entire article go to http://francetoday.com/articles/2009/05/12/paris-cafes-to-be-or-not-to-be.html
Editor’s note: Harriet Welty Rochefort is one of our favorite authors and a good friend. She is the author of French Toast: An American in Paris Celebrates the Maddening Mysteries of the French and French Fried: The Culinary Capers of an American in Paris. You can read about these books and order them on our Web site at www.adrianleeds.com/parlerparis/books/booksaboutfrance.html.
Each week French Property Insider features a range of properties which we believe are on the market at the time of writing. These properties are featured in order to give readers a sample of what is currently available and a working example of prices being asked in various regions of France and districts of Paris.
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 http://www.adrianleeds.com/frenchproperty/consultation
This week our focus is on farms throughout France. There has been an exodus from French farmland in recent years with many French farmers deserting their farms in favor of towns such as Lyon and Bordeaux. So, there are more French farms for sale than there were in the past, and French farmland is the cheapest in western Europe!
the area with the highest property price increase.
***Sauzé-vaussais, Deux Sevres: 2-Bedroom, approx. 150m²
This beautiful property comprising of a house, stone barn, outbuildings and land. The house consists of kitchen, dining room with fireplace, living room with fireplace, two bedrooms, separate bathroom and toilet, a back kitchen and attic with high ceilings and exposed beams. It is private, very clean and only two minutes from all shops and schools.
The outbuildings consist of a stone barn, shed divided into three parts and an open metal barn. The land size is 3701m².
Asking Price: € 171 481 + 2.5% Finder’s Fee
***Villafagnan, Charente: 5-Bedrooms, approx. 200m²
This former farm, with several outbuildings, is situated on the edge of a village with all local amenities within walking distance. Main amenities and access to the RN10 and train are less than 10 minutes by car The property lends itself to many possibilities – a large family home, B&B, gites, equestrian property, or even for a business opportunity such a as a brocante. The owner has undertaken some renovation work and most of the property is habitable, mainly upstairs. Downstairs is partly habitable, requiring some renovation and decoration. Outbuildings include a large barn, large open hangar, stables, garage, cellar, chicken house, and small shelter suitable for pigs or sheep.
Asking Price: € 246 504 + 2.5% Finder’s Fee
***Champagne Mouton,Charente: 4-Bedrooms, approx. 160m²
Beautifully renovated character farmhouse with 32 hectares of land. The property is situated in beautiful countryside and is perfect for those who desire peace and tranquility yet still want to have the convenience of being within easy reach of all main amenities. The layout of the property enables one to make the most of the stunning views across the countryside. The owners advise that the drainage system conforms with current regulations, and also that broadband is available. The 32 hectares of land consists of gaveled courtyard, garden, orchard, fields, agricultural land and woods. Buildings include a large barn, believed to be in the region of 400 years old, with an attached, small old house needing renovation.
Asking Price: € 453 703 + 2.5% Finder’s Fee
***Allier, Moulins: 2-Bedroom, approx. 80m²
Equestrian property with paddocks. Consists of 3 hectares of
Asking Price: € 525 000 + 2.5% Finder’s Fee
***Liglet, Vienne: 3-Bedroom, approx. 90m²
The farm consists of 37 hectares of rolling pasture, currently used for sheep and crops. Nine hectares are set around the farm buildings and the remainder in large parcels nearby. The farm house itself has not been occupied for some years but is in good basic condition. It currently has all the accommodation on the ground floor, in the style of a Berrichon longère and provides: Large kitchen/living room (35m2), with fireplace, beams and tiled floor. Two bedrooms of 17m2 each, a third bedroom of 20m2 and another room of 16m2 with a door to the garden. An attic runs above the whole house and could, with planning permission, provide further accommodation. Two enclosed gardens are at the front of the farmhouse and the back looks out over its own rolling farmland. Next to the house on two sides of a large farmyard are two large barns, currently used as sheep pens and storage areas. At the back of the biggest barn is a hangar used for storing machinery.
Asking Price: € 328 600 + 2.5% Finder’s Fee
***St Sulpice les Feuilles: 4-Bedroom, approx. 140m²
This property full of character comes with 9 hectares of attached land. The main house has, on the ground floor, an open plan sitting/kitchen/dining room with fireplace and exposed oak beams and is some 60m2 in size. There is a large study (16m2), two other smaller rooms, and a boiler room for the wood fired central heating that also has a bread oven. The first floor has four double bedrooms and a huge landing area and above this is a large attic space. Under the house are two vaulted cellars. On the land there is a large stone barn opposite the house which is in good condition and next to the house is another stone barn which is very pretty and which would make an excellent conversion project. Finally there is a large open shed (200m2) and various other smaller outbuildings. The land is mostly flat pasture and there are two small ponds and a water source.
Asking Price: € 487 600 + 2.5% Finder’s Fee
Notaires de Paris
Place du Châtelet
12 avenue Victoria
Additional information on Les Ventes aux Enchères des Notaires can be found on the Web site at www.encheres-Paris.com. Though the site has a button for an English version, it isn’t necessarily reliable.
To read Schuyler Hoffman’s article about the property auctions in Paris, click on:
|On May 26, 2009 the following properties will be auctioned off:|
|On June 02, 2009 the following properties will be auctioned off:|
2 Rooms 38m²
15 rue du Louvre
75001 – PARIS 1er
Starting Bid: 175 000,00 €
Deposit: 35 00,00 €
Editor’s Note: If you look at the properties on the Notaire’s site (www.encheres-paris.com), when you click on the information for a particular property there is also a link to Google Maps to show you exactly where the property is located.
When you make a purchase as important as a piece of real estate in a foreign country, you ant to know that you can trust the people you are dealing with. Adrian Leeds has developed a network of professionals that meet only the highest of standards. With the expertise and experience of Adrian and her team, you can depend on getting the best advice and support to feel completely confident that you are making an informed investment decision.
HELPFUL CONVERSIONS FOR REAL ESTATE
1 square meter = 10.7639104 square feet
1 hectare = 2.4710538 acres
For more conversions, refer to: www.onlineconversion.com/
Come for a drink and to meet and chat with other readers in Paris…
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