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Life on the Promenade Can Be Yours!

Volume XX, Issue 45

Sunny high-end studio renovated at Le Jardin de la Promenade apartment with view of Mediterranean sea

Before making the Jardin de la Promenade ready for occupancy, I visited it Tuesday with designer Laura Poirier and concierge Roni Sexton to check on the final touches and make our last “punch list” of things to do to prepare the luxury studio for its new owners.

Laura had done such a brilliant job that our list was ridiculously short—in fact, aside from purchasing some lightweight folding beach chairs, espresso cups, a multi-function printer, and some pretty tissue boxes, there was nothing to do. Her last icing-on-the-cake task is having the large sliding doors outfitted with a bug screen so that one might never have to worry about the little pests entering the apartment.

Large and decorated to perfection at Le Jardin de la Promenade

We are thinking of EVERYTHING to ensure that it is MISSING NOTHING.

This large and spacious studio apartment is in a contemporary Niçois building with a PRIVATE garden directly on the famous and beautiful Promenade des Anglais. In Nice, it doesn’t get better than this. It was newly renovated and decorated within the last two years, but we went in to make it even more perfect than it already was.

The building where Le Jardin de la Promenades is located in Nice

Large glass sliding doors lead directly onto the patio and garden, with views on the Mediterranean sea at all hours of the day and night. There is ample seating on the deck and a tall table and stools at the very end so you can sit, have your morning coffee or “apératif” at dusk and see the sea and the lovely swaying palms.

View of the sea from private garden at Le Jardin de la Promenade

The sound of traffic is minimal—as the city of Nice has done everything in its power to reduce the traffic, plus the shrubbery insulates the apartment from passers-by. Down the road, the Promenade may be off limits to all traffic…it’s in the pipeline, but we don’t know exactly when. Meanwhile, the glass sliding doors are double-paned and the apartment is air-conditioned, so once inside, you hear NOTHING. For absolute complete privacy and security, a security shade comes down, electrically powered so at the push of a button the apartment is sealed. The new screen will make it doubly secure, as do a simple security system we’ve installed so that you can leave the door open a bit without any chance of an intruder. The garden has a gate to the building’s entry, but it’s locked…by you.

Le Jardin de la Promenade is located just west of Vieux Nice and the Carré d’Or, and within steps of the new East-West Tramway #2 Magnan stop that takes you from the airport to the Old Port, with stops throughout central Nice. Plus, there are several buses that ride along the famous and very beautiful Promenade des Anglais. If you were to walk into town, along the “Prom” (which is too heavenly for words), it would only take about 20 minutes. You may never take public transportation because it’s simply too pleasant to stroll along the waterfront. But it’s there for fast and easy access.

(Should you have a car, there is street parking and easy to find a place. There are also public lots just nearby.)

Protected by two digicode-controlled doors at street level, the apartment is just to the left of the main entry. It is mobility-friendly—from the main entry to the garden, there are no steps to climb. The width of the bathroom door is the only aspect deterring wheelchair access, but for those who need or want full mobility, this is the perfect answer avoiding stairs and even elevators that go out of service.

The clever queen-sized Murphy bed system with a pop-up sofa allows the apartment to be a bedroom at night (or whenever you choose to snooze) and have a really comfortable sleep, while you can enjoy the living/dining room at any other time. The bed system includes lots of built-in storage for your clothing and other belongings.

The murphy style bed/sofa in Le Jardin de la Promenade in Nice

Living and dining in style at Comfortable queen-sized Murphy bed with sofa system with plenty of storage

The apartment is equipped with electric heat and air conditioning for year-round comfort, but Nice is so nice, you may not even need it!

The fully equipped kitchen includes a two-burner cooktop, full oven and microwave, large refrigerator and dishwasher, plus the apartment has its own washer/dryer combo unit.

Modern kitchen at Le Jardin de la Promenade

The bathroom has a shower with both rainhead and hand-held showers, sink and toilet, plus a special mirror lit from behind for perfect make-up application or shaving without missing a stubble.

Le Jardin de la Promenade renovated bath

Of course, high-quality bedding and towels are provided for owners’ use in addition to the many other amenities. The apartment is equipped with WiFi internet, TV with over 100 channels, including several English-language channels, and free international phone calling to over 110 countries. There is even a multi-functioning printer you can hook up to your laptop.

The patio/garden is equipped with lounging furniture and table and chairs, as well as an awning for shade so you can spend many of your waking hours outdoors enjoying the smell of the sea breezes and the beautiful sights of the seacoast. At one end of the garden is a tall table and chairs to add to the total enjoyment of the patio.

This seaside studio with a private garden in Nice is ready for purchase with occupancy beginning January 5, 2023!

Transportation: Buses 12, 32, 62, LR230, Tram #2



• Digicode entry system
• RDC (Ground Floor)
• Bright, south floor-to-ceiling sliding glass doors, with private garden/patio and sea view


• Glass dining table with four chairs
• Flat-screen color TV with satellite channels, including English language channels
• Copier/scanner/printer and desk accessories
• Comfortable queen-sized Murphy bed with sofa system with plenty of storage
• One upholstered armchair
• Occasional tables


• 2-Burner electric stovetop
• Oven
• Refrigerator with freezer
• Microwave
• Toaster
• Nespresso coffee maker and French press
• Milk frother
• Complete array of kitchenware (all cooking utensils, dinner and tableware, serving pieces)


• Hair dryer
• Rainhead + hand-held shower


• Plenty of bed linens, hand, bath and kitchen towels
• High-speed internet and WiFi
• Cordless telephones (free calling to over 100 countries) with answering machine
• Iron, and ironing board
• Beach accessories


This is Paris’ smartest usage calendar; proven by the success it has had with other properties that we developed. Occupancy for the 13 owners begins on Thursday and ends on Thursday, in two-week intervals, 26 weeks apart. Each year, the rotation moves forward by 10 weeks to allow for a full mix of seasons. Usage begins January 5, 2023.

Owners may trade weeks with other owners as they like throughout the year and it’s easy to plan as the calendar is set for the next 13 years.

Owners who wish to have four weeks of consecutive usage, may choose a share adjacent to another owner with the same request. By trading weeks between them, each can have four weeks of consecutive usage.

Calendar may be altered by a unanimous owners’ vote.

You choose your share letter when you make your share purchase.


The owners will share all of the annual costs of operating the property, which means spreading the costs thinly among them. They will all have a voice and share the responsibilities, making this virtually hassle-free.

The annual operational costs include:

• Taxe d’Habitation €1,000
• Taxe Foncière €1000
• Electricity €720
• Building homeowner association charges €1,650
• Telephone/TV/internet €480
• Insurance €300
• Housekeeping/concierge €7,430
• Accounting/management €920
• All U.S. and French tax filing €3,400

Annual dues are currently estimated at 1,430€ the first year and reduced the following years due to some first-time costs.

In addition, there will be a small reserve fund of 310€ for future repairs and replacement as well as a security deposit of 1,500€ held on account.


My personal goal is to provide you with the best possible Fractional Ownership property on the Paris market—something you can love owning and using, that you will have for many years and then later easily resell or be proud to leave to your kids. You’ll find the price of the shares to be very reasonable—a lot less than others on the market, simply because we don’t have to overcharge to make ends meet.

Shares 1 through 4 € 57,700.00
Shares 5 through 9 € 61,700.00
Shares 10 through 13 € 65,700.00

The shares will be sold on a first-come/first-serve basis. When you make your request, you will receive a letter of commitment to sign and access to all supporting documentation:

• Purchase and Escrow documents with a full explanation on the process and procedures
• Legal documents both French and U.S.
• Homeowner Association by-laws
• Supporting documents re the property such as building meeting notes from past three years, etc.

Wouldn’t this make a great Christmas gift to yourself?

To reserve your share and receive a letter of commitment and full disclosure of all documentation, contact us today.

A la prochaine…

Adrian Leeds on the Promenade des AnglaisAdrian Leeds
The Adrian Leeds Group®

P.S. One of our recent conference attendees just stayed a few weeks in the property (prior to our upgrading). These are some of the comments she had…and she is already one of the new owners!:

Lighting throughout is wonderfully bright when needed, especially in the bathroom. The bed was quite comfortable. Since I was alone, I didn’t even bother to put the bed up and use the couch, and there was still plenty of room—for a studio, it’s really very spacious. The Palais de l’Agriculture is just a few steps away from the apartment, and it’s a wonderful old building. Overall, it’s a lovely property.” Rachel J.

Don’t hesitate to reserve your share NOW. We expect the shares to sell very quickly. The earlier you choose, the better the price and the share usage!

Email us TODAY!


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