The Perfect Pied-à-Terre
Chez Leeds, A Perfect Pied-à-Terre
Bonjour French Property Insider Subscriber,
What’s the perfect “Pied-à-Terre?”
The perfect pied-à-terre is an apartment in Paris that makes you feel like a Parisian, has all the creature comforts you need, is well located so you can walk almost anywhere and best of all, rents well when you’re not using it so that it pays for itself (and possibly makes a profit!).
That’s what most everyone wants to achieve…and almost everyone we know who has done it, does…as long as they did it ‘right.’ Doing it right means learning what you need to know and getting good advice along the way. It’s not all that difficult and you’re already on the way. Just by reading French Property Insider, you will gather lots of valuable information.
Today’s issue brings you a broad spectrum of important topics:
Don’t miss the latest property price statistics for Paris which gives you a look at current values and trends. And be sure to have a look at the quarterly figures reported not that long ago. This will help you understand how much you can expect to spend on the pied-à-terre of your dreams!
We’ve outlined the process of getting a French mortgage…but really, it’s even easier than that! And there are good reasons to take a mortgage, so be sure to read the article and then refer back to our Web site for more information.
If you’re thinking about owning just a “fraction,” then we have some special offers from some of the developers of the fractional properties in Paris that will be of interest to you. One particular special is a “free” stay at “Le Palace des Vosges” — our most luxurious property: rent the apartment for your vacation and then when you purchase a share, you’ll get your week of stay free! Read all about it and about the other properties on the roster.
There’s a very sweet pied-à-terre for sale on the best street in Le Marais that is move-in and rent-ready — only available to FPI and Parler Paris readers. It will go on the open market very soon if one of you doesn’t grab it first, so don’t miss out on seeing this special turn-key opportunity.
Taken from an excerpt of Parler Paris (http://www.adrianleeds.com/parlerparis), I report on my experience visiting the Maison et Objet trade fair just this past week so you can be as up on the furnishings trends as we are. Have fun with the fantasy!
Plus much more, including news items of interest from sister publications and some special properties to really whet your appetite: several Hot Properties — the perfect pied-à-terre in Paris that fit our dream description!
So, sit back and take it all in. Think of your future in France and how we’re here to help you make your dream come true.
Editor, French Property Insider
Email: [email protected]
P.S. For your next vacation in Paris, be sure to consider renting your own pied-à-terre — all “Parler Paris Apartments” that were purchased, renovated and now offered for rental by people just like you. Visit http://www.adrianleeds.com/parlerparis/apartments.
Volume VIII, Issue 4, January 28, 2010
In this issue:
* Paris Property Price Update
* Guidance to Getting Your Mortgage
* A Place in the Sun
* Focus on Fractional Ownership
* The Latest in Interior Design
* Mon Petit Château Could be Yours
* iPhones and French Property
* Learn How to Live in France: The Owner’s Manual
* FPI Fractional Property Offerings – Two New Properties!
* House Hunters International- Paris, Next Month
* Moneycorp: Take the Risk Out of Currency Conversion
* How You Can Get a Free Property Consultation
* Parler Paris Apartments: Le Balcon Planté
* Hot Properties: Pondering Perfect Pied-à-Terres
* Notaires’ Auction: January 19th Results
* How You Can Obtain a Mortgage in France
* Parler Paris Après-Midi: Next Gathering Feb. 9th
* Managing Your FPI Subscription
* Subscribers Receive Discount on Insider Paris Guides
We monitor the Paris property price fluctuations monthly, as reported by the Chambre de Notaires de Paris, and quarterly bring you the statistical report along with charts that provide an arrondissement-by-arrondissement view of the real estate market.
The last quarterly report (third quarter 2009) can be read by clicking on the “Paris Property Prices” link on the left panel of the home page of French Property Insider: http://www.adrianleeds.com/frenchproperty/insider/members/content/parisprices.html.
The property price figures for Paris and the Paris region (Ile-de-France) are reported quarterly by the INSEE, the French National Institute for Statistics and Economic Studies (www.insee.fr). Just this week, the statistics were released for the end of first quarter 2009, about 2.5 months after the closing of the quarter. Given that the properties to which the statistics relate were purchased about three months earlier than the deeds were recorded (the time between the signing of the Promesse/Compromis de Vente and the Acte de Vente), you can assume then, that these figures are already out of date by more than five months.
Other factors that contribute to a variance are:
1) the reduction in the purchase price, which can be attributed to direct payments made to the sales agent (agency commissions) to help reduce Notaire fees,
2) the listing of inventory of fixed furniture such as built-ins and appliances and…
3) the under-the-table cash transactions, which are illegal but do occur.
4) Finally, the figures are diluted as they are reported by an arrondissement in its entirety and do not account for differences by neighborhoods or quality of properties.
We know for a fact that the actual market values can be considerably different than those the Chambre de Notaires report based on property searches and visits we perform daily and how those compare with these reported prices. So, when setting out to find your perfect Paris apartment, keep in mind that what really counts are the asking prices of comparable properties!
Most recent are the figures from November 2009. The Chambre de Notaires reports that the normal rhythm of sales has returned to the market.
The volume of sales during the months of September, October and November of 2009 are up by 17% over the same period in 2008 on the Ile de France, however, prices have decreased by 7% for the same months compared to the same period in 2008.
The crisis continued to affect the market the first six months of the year, but now there are signs of returning to normal during the last six months of the year. For these three months, September, October and November of 2009, prices have increased by 1%. This is demonstrated in the annual figures: Paris had a decrease of 5.6% for the last 12 months compared to 6.7% the reported previous month.
To read the report in its entirety (in French), visit
The good news is that obtaining a mortgage in France is very doable!
You find a property in France and intend to finance the purchase with a French Mortgage using no less than a 20% down-payment from your own funds. The whole process of completing a mortgage on a French property from the moment you sign the “Compromis de Vente” or “Promesse de Vente” (sales agreement) to signing the “Acte de Vente” takes between two and three months.
You will sign the Compromis de Vente, ensuring that it contains the ‘Clause Suspensive’ stating that the purchase is dependant on obtaining of a French Mortgage. If the bank declines the loan then all monies including the deposit will be returned to the buyer in full. There will be a time limit for applying for the mortgage stipulated in the sales agreement. Normally this is around 30-45 days and the date set for the signing of the title deed of the property is set between two and three months after signing the Compromis de Vente. This is the time it takes for the notaries and the authorities to take care of all the due diligence procedures associated with transferring the title deed of a property. It is important that the financial details of the operation (the loan amount, the name of the lending bank, the interest rate, the length of the loan) are all defined in the Compromis de Vente to avoid problems later. If you do not intend to obtain a loan, you are expected to write in your own handwriting that you intend to give up your rights under the law. This is not always wise, should you subsequently decide to obtain a loan, and fail, then you will lose your deposit.
You complete the lenders application forms along with a medical questionnaire together with photocopies of the supporting documentation and submit it to the lenders.
The lending bank will provide their first reaction. This usually consists of a conditional loan approval subject to obtaining any missing documents from the original list.
You supply missing documentation (if any). The file/dossier, once complete, then proceeds to the French bank’s lending committee for final approval.
Very often, the bank will authorize an independent evaluation of the French property that you are purchasing. It will be necessary to coordinate with the owner/real estate agent for the independent valuator to access the property.
Within 10 days of receiving all the required financial information, the lending bank will be able to give a decision on your French mortgage loan application. Often the response is “Yes”, subject to life assurance.
Once all the medical formalities have been taken care of, the French Mortgage Offer will be issued and sent by post to your normal postal address. A duplicate will be sent to your notary or loan broker so that they can start drawing up the final documents for the title deed. The notary needs a copy of the loan agreement before he/she can draw up the final documents. At the same time your notary will be able to calculate all the fees including the land registry fee which is a percentage of the loan amount. The notary will be able to tell you the exact amount of these fees and you should be ready to pay them by a French bank check or transfer them from your domestic account on or before the day of signing.
Once you receive the loan offer, wait 11 days before signing. Under French law, there is an 11 day cooling off period before you can legally accept the French bank’s loan offer.
Once the loan acceptance letter has been returned to the French bank, the bank will transfer the funds you have borrowed to the notary, usually in the 48 hours preceding the date set by your notary for signing the final act. You will arrange for the transfer of the down payment plus notary fees to the notary’s account. The notary is responsible for informing you of the precise sums. Make sure you leave sufficient time for the funds to arrive in the notary’s account; especially if the funds are being transferred from abroad. You may wish to use the services of a specialist foreign currency provider to obtain the best exchange rate. We recommend Moneycorp.com (http://www.adrianleeds.com/frenchproperty/loan/moneycorpconvertor.html)
Congratulations! Finally you sign at the notary’s office. Be prepared for a minimum of one to two hours at the office. It may also be possible to sign by proxy; you should set up this arrangement (if required) well in advance with your notary. Note:Your first mortgage repayment will come from the direct debit you have set up with your French bank. Within six weeks the bank will also draw down any bank arrangement fee as stated in the loan offer (usually between 700 and 1200 Euro). You should make sure there are sufficient funds in the French bank account to cover both the first monthly payment and the bank’s arrangement fee.
Editor’s Note: French Property Loan can assist you in obtaining a mortgage and act as a liaison all throughout the process. To learn why it’s an advantage to take a loan, how to qualify for a mortgage and more about the process, visit http://www.adrianleeds.com/frenchproperty/loan or contact Mortgage Manager, John Rule, at [email protected].
A Place in The Sun Property Exhibition
A Place in the Sun Live features thousands of overseas properties for sale, by hundreds of exhibitors from more than 40 countries worldwide. And with homes from less than £20,000 to over £1 million, there really is something to suit almost every taste – and budget.
The next A Place in the Sun Live takes place at Earls Court, London on 26th – 28th March 2010.
With everything you need all under one roof, you’ll have a unique opportunity to compare properties and talk to the agents and developers face-to-face, all in one place!
Whether you are in the market for a great investment property, idyllic holiday home, a place to retire to or a permanent residence abroad, A Place in the Sun Live will bring you a step closer to owning your place in the sun. There’s everything from new and off-plan apartments and developments, houses, villas and unique character properties.
Full details and tickets available at http://www.aplaceinthesun.com/visitorinfo.
A hybrid of direct ownership and time sharing, Fractional Ownership combines the best elements of both. The primary differences are that while timeshares involve many shares in a large complex with “resort” amenities and costs built specifically for that purpose, fractional ownership is joint ownership by only a few individuals in a single property whose value can easily be determined on the open market.
Most Paris fractional property opportunities are properties that have been purchased, renovated and decorated by one developer who then sells off the shares. Most of these offerings sell six to thirteen shares to minimize the investment amount while maximizing the size, location and quality of the apartment.
You may also form your own fractional ownership property with your friends or family.
Several of the Fractional Property Offerings from French Property Fractional are currently offering special savings to encourage buyers! Scroll down for more information or visit:
Paris: LE PALACE DES VOSGES
Special Offer: Le Palace des Vosges is a luxurious “Fractional Ownership” apartment in Paris offering 13 4-week shares. Unsold shares are now available for immediate rental when the owners aren’t occupying it! And even better than that…should you decide to purchase a share, your rental fees (up to one week’s worth) will be deducted from your share price! That makes your week at Le Palace des Vosges absolutely FREE! Book your stay now before the shares get sold out!…and then get it FREE when you become an owner yourself!
Visit http://www.adrianleeds.com/parlerparis/apartments/rentals/palace_des_vosges.html for details and to book your stay!
Paris: LE NOTRE DAME http://adrianleeds.com/frenchproperty/fractional/pfo/lenotredame.html
Paris: LE ROYAL DU MARAIS http://www.adrianleeds.com/frenchproperty/fractional/pfo/royal_marais.html
Paris: L’ABBAYE LUTECE http://www.adrianleeds.com/frenchproperty/fractional/pfo/labbaye_lutece.html
Paris: LA RÉSIDENCE LUXEMBOURG http://www.adrianleeds.com/frenchproperty/fractional/residence_luxembourg.html
Paris: CHEZ LA TOUR http://www.adrianleeds.com/frenchproperty/fractional/chezlatour.html
2 Shares Available: January, November
Special Offer to Our Readers: Paris Home Shares will pay the annual dues on a purchase made between now and February 28, 2010, with the code “Freestay!”
Paris: LE PETIT TRESOR http://www.adrianleeds.com/frenchproperty/fractional/tresor.html
1 Share Remaining: January-February
Special Offer to Our Readers: Paris Home Shares will pay the annual dues on a purchase made between now and February 28, 2010, with the code “Freestay!”
Languedoc-Roussillon: MAISON BLEUE http://www.adrianleeds.com/frenchproperty/fractional/maisonbleue.html
Paris: PARIS RESIDENCE CLUB http://www.adrianleeds.com/frenchproperty/fractional/prc/index.html
Fantasy or French Provincial? What’s New at the Show!
By Adrian Leeds
Excerpt from Parler Paris Nouvellettre®
Monday, January 25, 2010
Twice a year, the home interiors industry gathers at the Parc des Exposition for the Maison et Objet trade fair. Promoters claim it’s “More than just a trade show. MAISON&OBJET is a magnetic pole for all professionals — design, home-fashion, objects, tableware…”
Right they are, with 12 “quartiers,” within each to explore a different decorative world and style — “fodder for giving you fresh ideas, or changing tracks, inspiring you, and creating your own world — a true reference in the world of decoration, creation and design, a mosaic of trends, new talents and new concepts…”: Ethnic Chic, Textile, La Table, L’Espace, Côté Déco, Accessoires Maison, Musées, Editeurs, Scènes d’Intérieur, Projets, Côté Meuble and Now! Design à Vivre.
Interior Architect, Martine di Matteo, and I landed there fresh at opening hour on Friday morning to what seemed like utter chaos! Thousands of visitors (reserved for industry professionals) and exhibitors were flowing ‘en masse’ into the overwhelming exhibition center from all over the planet, just to see what Paris had to offer this season.
All the usual suspects are there in full force, plus the unusual suspects — there are more than 3000 exhibitors with which to overload your senses. And that’s exactly what you can expect. Aisle after aisle of beautiful things that are guaranteed to enhance your home life by Europe’s finest designers and manufacturers.
It’s habit to wheel a briefcase ready to take on paper brochures and business cards, but you’d be amazed how ill-prepared some of the exhibitors are. They’ve transported and displayed all their worldly wares from far and wide, yet, seem to forget their business cards or brochures ready to leave with potential clients. Go figure!
This year’s show was different in many respects from past performances. As usual, the Italian designers made a bigger splash in color and design than the French, particularly in contemporary furnishings. The French prefer to make a twist of the past rather than create from a clean slate…but they do it with tremendous style and taste.
Overall we found the showrooms more colorful and filled with fantasy. Past years have left us bored with shades of taupe and shapeless form, but not this time! There was a very regal flair, too, to fill our heads with aristocracy. Marie-Antoinette’s own head popped out from way more than just the guillotine at many a stand!
The term “French Provincial” was always ingrained as “a style of architecture or furniture characteristic of the provinces in 17th- and 18th-century France.” But in today’s world, it takes on totally different meaning. In France of today, it’s a slice of French countryside — the aristocracy who are no longer living like they did in Versailles, but more like the gentlemen farmers who lived in simpler châteaux in the countryside — rustic, welcoming, warm and relatively simple. Showroom after showroom display distressed furnishings, rusted ironwork and antique reproductions…mostly by the French, of course!
I have a feeling Marie would have preferred it, as she did her Petit Trianon over the more formal Versailles.
HOT PROPERTY “Mon Petit Château”…On Sale Exclusive to FPI and Parler Paris Readers!
The owner of one of our prettiest little rentals, “Mon Petit Château,” has decided to sell her place to move on to a larger apartment. It’s 30m2 in the 3rd arrondissement on the fashionable rue Charlot, with a living room/dining/kitchen and toilet on the first level, bedroom, bathroom and toilet on the second level. It’s been completely (and elegantly) renovated, and sleeps up to four people.
The apartment is located in the same wing as “Le Provencal,” in a beautifully maintained building just steps from rue de Bretagne! Mon Petit Chateau has its own distinct “Paris” feel The apartment is a “duplex” — a garden level and first floor — and the two levels are connected by a stunning circular glass staircase that lights from the interior -– très original!
The renovation exposed the original stone walls, opened the beams in the ceiling, and added other detailing. The living room and bedrooms both face southeast, into a small garden within a secure courtyard.
What’s most important, besides the fact that the apartment is charming and makes a perfect pied-à-terre, is that you just move right in with just your suitcases and no more, and is rentable (proven!) from the moment you own it!
Asking price (including all furnishings): 390,000€, plus 2.5% finder’s fee.
To learn more, visit
or email Mary Ellen Gallagher at [email protected].
Seloger.com Updates iPhone App
By Alice Allan
French market leader Seloger.com is seeing plenty of interest in its iPhone application, with a reported 180,000 downloads since its September 2009 launch.
Now, Seloger.com has added new features to the application in line with user feedback from Apple’s App Store.
The new version offers a single search that can cover several postal codes, towns, and cities, as well as the ability to search by property features such as balconies and lifts. The ability to search by department or region, note and photo sharing via email, simpler alert management, and faster information access are also included.
Seloger.com reported a record audience of 3 million unique visitors in September 2009, but it will need to keep working to stay ahead in terms of mobile property search. Seloger.com competitors Logic-immo.com and Refleximmo.com released their iPhone applications before Seloger.com, while Meilleursagents.com is cornering the Android market with its Augmented Reality property search application for Paris.
Take the fast track to French property bargains…
Affordable cottages, farmhouses, city apartments, and seaside retreats. Delectable food and wine… culture and history on every doorstep… first-class infrastructure… the world’s best healthcare system. France is arguably the world’s loveliest country¬and one of its most economically stable too. For those seeking full-time homes, vacation properties, or gilt-edged real estate investments, France hasn’t lost any appeal.
More information available at https://web-purchases.com/.
If you are interested in traditional fractional ownership properties currently offered by ourFractional Ownership partners, see below:
LE PALACE DES VOSGES
LE NOTRE DAME
LE ROYAL du MARAIS
CHEZ LA TOUR
La Rsidence Luxembourg
LE PETIT TRESOR
PARIS RESIDENCE CLUB
NOTRE MAISON DANS TOULOUGES
To see our latest Fractional offerings go to http://adrianleeds.com/frenchproperty/fractional/fractional_offerings.html
***”Settling Down in Paris” – Episode HHINT- 402
February 18, 2010 12:00 PM ET/PT
If you’re buying a holiday home or investment property overseas, when you trade your currency is crucial. The euro exchange rate is constantly fluctuating, so trading at the right time will mean your money goes a lot further. Adrian Leeds Group LLC and Moneycorp are working together to ensure you make the most of your Dollar or Sterling when buying a property in France.
For the latest exchange rate use our currency converter at http://www.adrianleeds.com/frenchproperty/loan/moneycorpconvertor and learn more about moneycorp here:
One-Hour Consultation with Adrian Leeds Free!If you are a guest staying in any one of our luxurious Parler Paris Apartments, and would like to consider having your own “pied-à-terre” for your pleasure and profit, contact Adrian Lees for a FREE one-hour consultation while you’re enjoying the apartment in the City of Light. Visit http://www.adrianleeds.com/parlerparis/apartments for more information or email me at [email protected].
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 andme, 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 thequality 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 greatteam 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 heir 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
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.
HOT PROPERTY PICKS: Pondering Perfect Pied-à-Terres
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.
This week we focus on properties in central Paris that we feel would make perfect pied-à-terre.
|*** Paris, 3rd: One-bedroom, approx. 45m²
Located in the center of the historic Marais. The apartment is in a beautiful stone building on rue St Claude. It is on the third floor, with an elevator, and has an entry hall, living room, separate equipped kitchen, and one bed-room and bath. Quite and lots of light with good views.
Asking Price: € 420 000 + 2% finders fee
|*** Paris, 4th: One-bedroom, approx. 31m²
This apartment is located on one of Paris’ best known and most prestigious squares, Place des Vosges. It is a superb apartment on the courtyard of one of the older buildings. It consists of a living room with high ceilings, a sunken kitchen/dining area, a large bathroom/toilet, and a mezzanine bedroom. Large windows let in plenty of natural light.
Asking Price: €490 000 + 2% finders fee
|*** Paris, 5th: One-bedroom, approx. 44m²
In a great location near Mouffetard and Saint Médart. On the second floor of a very old building, this one-bedroom apartment consists of an entry hall, living room, kitchen, bedroom on the garden, and bathroom. It has wood floors and exposed wood beams throughout.
Asking Price: € 3900 000 + 2% finders fee
|*** Paris, 6th: One-bedroom, approx. 37m²
Located in the neighborhood around Odéon-Buci, in a charming old building. The apartment has an excellent floor plan and consists of an entry hall, large living room, bedroom on the courtyard, small corner kitchen, bathroom and separate toilet. Currently has a long-term tenant.
Asking Price: € 405 000 + 2% finders fee
The Next Notaires’ Property Auction – February 16, 2010
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.
To read Schuyler Hoffman’s article about the property auctions in Paris, click on: www.adrianleeds.com/frenchproperty/insider/members/content/articles/auctions1.html.
|The following properties will be auctioned off February 16, 2010:|
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.
SEEKING A MORTGAGE IN FRANCE?
When you make a purchase as important as a piece of real estate in a foreign country, you ant to know that you can trust the people you are dealing with. Adrian Leeds has developed a network of professionals that meet only the highest of standards. With the expertise and experience of Adrian and her team, you can depend on getting the best advice and support to feel completely confident that you are making an informed investment decision.
HELPFUL CONVERSIONS FOR REAL ESTATE
1 square meter = 10.7639104 square feet
1 hectare = 2.4710538 acres
For more conversions, refer to: www.onlineconversion.com/
Parler Paris Aprs Midi: Next Meeting
The second Tuesday of every month, Parler Paris and French Property Insider readers gather at La Pierre du Marais for a drink and a “schmooze” –It’s an opportunity to meet and chat with other like-minded people and a great way to make friends! Costs nothing except your drinks. Don’t miss the next gathering Tuesday, February 9th, 2010 from 3 to 5 p.m. and every second Tuesday of the month (except August).
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