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Riviera Retirement

Volume V, Issue 29

The summer in Paris has officially begun, meaning that the Parisians are leaving the city to the tourists and the not-so-warm-sunny weather. Seeing as so many friends are heading south for sun and fun in the surf, at the end of the month I’ll take a few days, too, to explore Marseille, Nice and the Côte d’Azur, one of my favorite parts of France and an excellent place to which one might retire.

These are both the subject of today’s newsletter…the French Riviera and Retirement in France. Read the story about Grace and Dianne who have found their “pipe-dream” and retired to Paris! Their perfect spot is in the 12th arrondissement, not far from a historic cemetary on a lovely boulevard with all the amenities they need within a few steps of the apartment.
Note that we are planning an upcoming conference call free to all FPI subscribers on the subject of transferring currency in the least expensive and less risky way…with Moneycorp, our partners and proven best resource. You’ll meet Jody Cracknell from the Moneycorp San Francisco office who presented at this most recent Living and Investing in France Real Estate Conference. I’ll be on the call as well…where you will have a chance to learn how it works and then ask lots of questions. Read on for more details and plan on joining us on August 26th!
A Bientôt,

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

P.S. The next Living and Investing in France Real Estate Conference is being held here in Paris October 13th, followed by our presence and presentation at the Expatica Welcome to France Fair October 14th. For more information, visit https://adrianleeds.com/wp-content/uploads/newsletters/frenchproperty/conference
Volume V, Issue 29, July 26, 2007

In this issue:

* FREE Conference Call for FPI Subscribers!
* Paris Retirement Dream Becomes Reality
* The Good News About Retiring in France
* Private Cemetary in Paris
* French Riviera Attracts Retirees
* The Prestige of Riviera Property
* News from Credit Foncier
* Jardin Saint Paul Special Limited Time Offer
* Expatica Welcome to France Fair
* Next Living and Investing in France Conference, October 13, 2007, Paris, France
* FPI Property Consultation, Search and Relocation Solutions
* Today’s Currency Update from Moneycorp
* Next Parler Paris Après-Midi: September 11, 2007
* Hot Property Picks: Relaxing Riviera Retreats
* Leasebacks: Residence Saint Charles, France, Mediterranean Coast, Marseille
* Managing Your FPI Subscription
* Classified Advertising: Parler Paris Apartments


Free Conference Call for all FPI Subscribers!
Meet Jody Cracknell from Moneycorp Currency Specialists along with Adrian Leeds, Editor of French Property Insider, when they teach you “How to Save Money Transferring Dollars to Euros” during this one-hour special event, exclusively for FPI Subscribers.
Date: August 26th, 2007
Time: 8 p.m. Paris Time, 11 a.m. PST

Please RSVP to this special event and we will send you the call details. Sign up now by emailing: [email protected]

A Retirement Pipe-Dream Come True
By Adrian Leeds

The first letter I received from Grace Florez, she was hesitant that her dream could come true: “I would very much like to have an opportunity to speak with you about a pied-à-terre in Paris and to see if I’m not just dreaming a pipe dream.”
She and her life-long friend, Dianne, wanted to retire part of their lives in the place they love, Paris, but they had a small budget to work with and some physical restrictions to manage. They each needed a bedroom, meaning at least 3 rooms, an elevator and very close to amenities so they wouldn’t have to walk far for their groceries. I recommended that they not go above the second floor, just in case the elevator wasn’t working and they’d have to climb the stairs.
The bank told Grace should could borrow up to $210K, so with $200K down she could buy up to a 312K€ apartment. Our search consultant reflected on the budget, calling it a “tough slog”: “With Grace’s revised budget of $300K-$312K including Notaire + commissions, I am coming up really dry on finding 3-pièces, RdC/1ère étage in decent areas.”
The search consultant didn’t come up as dry as he expected. Looking in outlying areas of the city, he found the most amazingly perfect apartment for Grace and Dianne in the 12th arrondissement on avenue Daumesnil, literally in front of the Michel-Bizot Métro stop and next door to Monoprix, on the 2nd floor of a nice pierre-de-taille building with an elevator…for an asking price of 250,000€. It had three rooms, two of which were on the street of almost equal size that would work well as bedrooms for each of the ladies, a separate kitchen, toilet and bath with shower. Ideal!
Another potential buyer was visiting the apartment at the same time, but because Grace was the first in and because she offered asking price, the offer was accepted and the apartment was hers!
Our search consultant learned some interesting facts about the neighborhood: “The Picpus Cemetery is about 150-200 meters from the apartment. It is filled with aristocrats guillotined during the Revolution and also — General Lafayette! In fact, his grave is still taken care of by the U.S.and during WWII it was officially declared US property during the Nazi occupation and was the only spot in Paris flying the US flag!”
Nothing had been changed in the apartment for many years. Every wall had wallpaper on it. Some of the floors were wood, but others were linoleum. The kitchen was no more than a sink. It was clear that if one wall were removed, it would open the living room and foyer to increase the space and flow of the apartment. An architect on staff was sent in to provide an opinion.
Over the course of the following year, Grace and Dianne set out to renovate the apartment. Although it is not 100% completely decorated, the construction work is done and they are totally moved in to what she first thought was a “pipe dream!”
One wall was removed to open the living room eliminating a foyer. Another wall was moved to enlarge the bathroom, add a closet for a washer and dryer and add another closet for coats, suitcases and storage for large things. The kitchen was installed to perfection complete with dishwasher, stove, oven and refrigerator. The toilet and bath were tiled in Provençal style and the walls painted in Provençal soft colors of blues, yellows and creams. Large armoires were installed in the bedrooms for their clothing and chandeliers hung for lighting.
Grace and Dianne are smiling ear to ear and showing off their “pipe-dream” come true. To top it all off, a station of the new Vélib public bikes was installed just in front of their door on the pretty tree-lined avenue Daumesnil, so this “outlying” part of the city is more on the beaten track than they originally thought…and happily so.
Retiring in France
By Adrian Leeds

There’s no special incentive visa for retirees, but retiring in France is simpler than you might think. First, you must apply for a long-stay visa (“Carte de Séjour — Visiteur”) at the nearest French consulate in advance of arrival in France. To obtain the visa, you must prove you have the financial means with enough to satisfy the authorities along with a health plan that covers you in France.
Plan on provided plenty of documentation and note these requirements:
* A passport, signed and valid for three months after the last day of stay.
* Eight separate application forms, signed and legibly filled out.
* Eight passport-size photos per individual glued to the forms.
* Non-U.S./Canadian citizens will also need evidence of current legal residency status.
* One long-term application annex, which must be completed, dated, signed, and notarized.
Please check with the French consulate nearest you for complete instructions.

Of course, don’t go this far until you have had at least a three-month trial in France to find your home base and to network with other retirees. Paris is the most expensive place to live in France, so, if you’re on a limited budget, you may want to consider retiring in the French countryside where the cost of living is less expensive.
There are several obtainable and very affordable health care programs in France specifically for Expats. We recommend that you work with an insurance firm that specializes in these kinds of policies:
Advantage Insurance Associates
17 rue de Châteaudun
75009 PARIS
Tel 01 44 63 53 82
Fax 01 44 63 52 66

Home, Car, Professional Insurance:
Isabelle Poitrénaud [email protected]

Health Insurance:
Sylvie Labastire [email protected]

Or for more information, contact the Association of Americans Resident Overseas (AARO): http://www.aaro.org/
The Picpus Cemetery (Cimetière de Picpus)
From Wikipedia, The Free Encyclopedia

The Picpus Cemetery (French: Cimetière de Picpus) is the only private cemetery in the city of Paris, France. It was created from land seized from the convent of the Chanoinesses de St-Augustin, during the Revolution.
The cemetery is only five minutes from Place de la Nation, where the guillotine was set up under the Terror in 1794, on the Place du Trone, then called the Place du Trône Renversé. Between June 13 and July 28 as many as 55 people a day were executed. A pit was dug at the end of the garden where the decapitated bodies were thrown in together, noblemen and nuns, grocers and soldiers, laborers and innkeepers. A second pit was dug when the first filled up. The names of those buried in the two common pits, over 1300 men and women, are inscribed on the walls of the chapel. Of the 1109 men, there were 108 nobles, 108 churchmen, 136 monastics (gens du robe) 178 military, and 579 commoners. 197 women were buried there, 51 from the nobility, 23 nuns and 123 commoners. The bloodshed stopped when Robespierre himself was beheaded, and the garden was closed off.
Among the women, sixteen Carmelite nuns ranging in age from 29 to 78, were brought to the guillotine together, singing hymns as they were led to the scaffold. They were beatified in 1906.
In 1797, in secret, the land was acquired by Princess Amelie de Salm de Hohenzollern-Sigmaringen, whose brother was buried in one of the common graves. In 1803, a group of family members bought up the rest of the land, and built a second cemetery next to the common graves. Many of these noble families still use the cemetery as their private burial ground. There are also plaques commemorating those descendants who were deported and died in the camps during World War II.
The marquis de La Fayette, who died a natural death, is buried here and an American Flag flies over his grave. He is buried next to his wife, whose sister and mother were among those beheaded and thrown into the common pit.
The entrance to the cemetery is at 35 rue de Picpus, in the 12th arrondissement. The simple chapel, run by the sisters of the Sacred Heart, holds a small, fine 15th century sculpture of the Vierge de la Paix, reputed to have cured Louis XIV of a serious illness.
French Riviera Market Attracting Retirees

Style and value is maintaining the Riviera’s position as a “prestigious” retirement location, according to a French property expert.
While Riviera properties are fewer and more expensive than other popular retirement locations like the Spanish Costas, their value is not so much at risk, said Olivier Morvan of Cluttons France.
The Institute for Public Policy Research has predicted that one in five British pensioners will retire overseas by 2050.
“There is a difference between the Spanish Costas and the French Riviera; you wouldn’t see an English man wearing his football shirt in France. The French Riviera has a certain prestige,” Mr. Morvan said.
“In France you will always keep the value of the property. In Spain once the market stops building – if they stop building – the prices of houses will go down.”
He said the typical Riviera pensioner was in their mid-fifties and had paid off their mortgages and kept a smaller property at home for security.
A spokesman for Property Frontiers said that Côte d’Azur, Alsace, Charentes and Loire Valley prices were experiencing significant growth.
Exclusivity and Prestige on French Riviera
Assetz Property News Service

The relative exclusivity and status of the French Riviera is attracting a different type of property buyer, according to an industry insider.
Olivier Morvan, a spokesperson for Cluttons France, said that there is a distinct difference between the typical expat buying a property in the Spanish Costas and those investing on the French Riviera.
He explained that the region has “a certain prestige” and a limited number of plots, adding to its exclusivity.
Known as the playground of the rich and famous, the French Riviera is a popular holiday destination for tycoons, starlets and celeb spotters. It is believed that a
mong the famous proper
ty owners in the area include Australia’s richest man James Packer, Elton John and Kylie Minogue.

And it seems these big names are also savvy investors, as house prices have increased steadily in the region. Maria Anna Burger of Mougins-based Burger Sotheby’s International Realty told the International Herald Tribune that property prices in the area have increased by 15 per cent annually over the last three years.
She described the market as “really strong,” a view shared by Knight Frank’s Paul Humphreys who told the paper house prices in the French Riviera are “as strong as they have ever been”.
Property prices have been driven up by high demand from foreign investors, according to Cluttons France’s Mr. Morvan, who said many locals are being priced out of the market. “In France you will always keep the value of the property,” he commented.
The most popular types of property British buyers snap up cost in the region of £500,000, according to Mr. Morvan. He said these will typically have three bedrooms and be situated near airports serving low-cost air lines, improving accessibility for foreign buyers.
However, the more discerning buyers might want to head to the classic destination of St Tropez, which is one of the hotspots highlighted by Mr. Humpreys. He told the International Herald Tribune the beach town, famous for its regatta, and Saint-Jean Cap Ferrat – “the epicentre of the most exclusive area” – are the most popular destinations for the high rollers.
So is there any hope for Joe Public to become a property owner, perhaps even a buy-to-let investor hoping drawing some famous clientele, on the French Riviera* It would seem so.
Not only is it likely that properties in this region will increase in value, but the rental yield potential is also favorable. The market has not peaked yet, but is solid, according to Hamptons International’s Jonathan Salsbury.
He told the Channel 4 website buy-to-let investors can benefit from the French Riviera’s “established and proven” market, as well as good weather and ease of access.
Your French “Rendez-Vous”
Credit Foncier

* Come and see us at the French Property Exhibition
We’re exhibiting at the French Property Show in Olympia, London from 7-9 September 2007. Why not come along* Our French and London teams will be delighted to meet you and answer your questions. We’re also hosting a French wine tasting on the Friday evening and you’re warmly invited. Just come and see us at Stand 330 — we look forward to meeting you there!
* Regional Focus: Provence – Alpes – Côtes d’Azur
This area (Provence, the Southern Alps and the Riviera) has long attracted foreign non-residents, and for good reason. While the great artists were fascinated by its pure crystalline light, others are drawn to the glamor of the Riviera, picturesque Provencal villages or perhaps the pristine air of the Southern Alps. It’s a land of huge contrasts and its appeal shows no sign of fading: in 2006 over 1,100 million euros was invested in the region – that’s more than 19% of the total amount invested by non-residents in France in the same year. Over 12% of non-residents made purchases in the Alpes Maritimes. In fact, the number of acquisitions made by foreign buyers represented some 20% of all transactions in this department. Provence – Alpes – Côtes d’Azur is still a good investment area!
The region in figures:
4,700,000 inhabitants
833 km of seacoast 38% of forest
3 major cities: Marseille, Nice and Toulon

“Jardin Saint-Paul” Fractional Ownership Special Offer
Be One of the Next 4 Out of 12 — Save 1200€* and Defer 17,500€!

If you have ever wanted to own a pied-à-terre in Paris and don’t have enough money to buy more than a tiny studio (or less!), or qualify for a loan, then you will want to learn more about this incredible opportunity to be one of 12 owners of a a luxury two-bedroom apartment in the heart of Paris.
The fractional ownership apartment has been dubbed the “Jardin Saint-Paul,” and is located on rue Ferdinand Duval just off rue des Rosiers in the 4th arrondissement (which has existed since the 13th-century!). Rue des Rosiers has recently been cobblestoned for pedestrian use only, the boutiques have gotten chicer and has become a beehive of activity from all walks of life. Property in Paris on pedestrianized streets have all become more valuable and this particular part of Le Marais has started to top even the 6th and 7th.
Now, and only until August 7, you can become one of the next 4 of the total of 12 fractional owners who will take advantage of a special introductory down payment offer, deferring 17,500€ for up to 90 days and saving first year’s annual fee of 1200€*.
For more information, visit https://adrianleeds.com/wp-content/uploads/newsletters/frenchproperty/consultation or http://parishomeshares.net/available_properties.html
To act now, call or write Steve Navaro:
Phone: 303-793-0900
Email: [email protected]

Expatica.com Welcome to France Fair
October 14th, 2007
Carrousel de Louvre, Paris

New to France or looking to make the most of expatriate life?
Get the information you need from companies and agencies specialized in expatriate services, from banks, investment firms and insurance companies to schools and tax agencies. You’ll find information on house hunting, finding a job, immigration and permits, staying long-term, and much more.
Meet the people who make expat life great, including the top clubs and associations, travel agents and sports teams.
Explore the expatriate life and your ambitions – higher education, career opportunities, your own business, travel and lifestyle possibilities. Every year, thousands of international managers and employees arrive in France. The I AM NOT A TOURIST Fair answers the 101 questions you have about living here, in a unique environment where you can meet the right people face to face.
Expatica is proud to announce that Sir Peter Westmacott, the newly arrived British Ambassador to France, will be on hand to give the opening ceremony at the Fair. We are thrilled to have Sir Westmacott participate in our event and thank the British Embassy for their continued support.
The Next
Living and Investing in France Real Estate Conference!
October 13, 2007 at Chez Jenny, Paris

If you’ve always dreamed of owning your own “pied-à-terre” in Paris or home in the Provinces of France, perhaps as a future retirement home or for now as investment property rented part of the year…this power-packed one-day conference is a MUST.
Hosted by Adrian Leeds, long time resident of Paris, Editor of the Parler Paris Nouvellettre® and French Property Insider weekly E-zine and John Howell, lead attorney for the International Law Partnership, London, this one day in Paris will point you in the right direction to make it really happen! Includes three course lunch and cocktail reception.
Soon to be announced on https://adrianleeds.com/wp-content/uploads/newsletters/frenchproperty/conference/ or for more information, email Schuyler Hoffman at [email protected]
Property Consultation, Search and Relocation Solutions

Let French Property Insider expert property consultants find your dream home in France for you. We consult with you to help you make the best decisions, ferret out the finest properties to meet your criteria, schedule the visits and accompany you, negotiate with the agencies and owners, recommend the Notaires and other professionals, schedule the signings and oversee the purchase with you from start to finish! You could never do it so easily on your own. Let us take the time and effort off your hands.
FPI Offers More Relocation Solutions!
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



Visit the FPI Web site and click on the link on the left panel or click here for Currency Convertor by Moneycorp Global Money Services: https://adrianleeds.com/wp-content/uploads/newsletters/frenchproperty/insider/moneycorpconvertor.html
for up to the minute conversions of all major currencies.

Compare currency values easily and quickly by visiting:

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 off
ered 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.

Parler Paris Après Midi
Come for a drink and to meet and chat with other readers in Paris…
The next gathering is September 11, 2007, and every second Tuesday of the month.
Please note: There will be no meeting in August.
HOT PROPERTY PICKS: Relaxing Riviera Retreats
Each week French Property Insider features a range of properties which we believe are on the market at the time of writing. These properties are featured in order to give readers a sample of what is currently available and a working example of prices being asked in various regions of France and districts of Paris.
As we are not a real estate agency. These properties do not constitute a sales listing. For those readers seriously interested in finding property in Paris or France, you can retain our services to do the whole thing for you. For more information, visit https://adrianleeds.com/wp-content/uploads/newsletters/frenchproperty/consultation
*** Cannes, Villa with Pool, approx. 138m²
This calm and quiet south facing detached house is set on flat land of 1500m². The inside has been totally renovated and is in perfect condition with four bedrooms, a fully fitted kitchen and office, as well as a cellar and a studio/workshop. Outside there is a terrace, a lovely garden with a swimming pool. Parking is also provided and the villa is situated close to local amenities.
Asking Price: 530,000 € + 2.5% Finder’s Fee
*** Villefranche, Provençal Villa, approx. 200m²
This beautiful house is set on flat ground of 2500m², and enjoys a gorgeous swimming pool complete with pool house. The villa is split over two levels — on the ground floor is the living room, kitchen, one bedroom and a bathroom. Upstairs there are two more bedrooms, a bathroom and a shower room.
Asking Price: 820,000 € + 2.5% Finder’s Fee

*** Nice, Top Floor 3 Bedroom Bourgeois Apartment, approx. 140m²
This apartment has to be seen to be believed! In superb condition, it is on the top floor of a classic Musiciens building with elevator that has just been renovated. The property has two balconies, three large bedrooms, spacious living room, 2 bathrooms, a separate toilet, original wood floors, tiles in the hallway, air conditioning and full double glazing. From one of the balconies you can look down the Blvd Gambetta to the sea. The apartment is south and south/west facing and it comes with a storage cellar.
Asking Price: 980,000 € + 2.5% Finder’s Fee

France, Atlantic Coast, Saint Brevin Ocean

One Bedroom 30m² €116,000
Guaranteed Buy to Let – Leaseback

Excellent location in Brittany 400m from the beach at the gateway of Anjou, not entirely Breton but not yet Vendean. The Loire-Atlantic region is a crossroads of landscapes, traditions and cultures, nestled on the Atlantic Coast, and extending for over 130 km of coastline.
This leaseback residence will comprise 70 one to two bedroom apartments offering a guaranteed rental income of up to 4.3% paid net. Facilities include a heated swimming pool, Hammam and fitness centre. The residence boasts excellent access with Nantes Airp
ort approximately 1 hour from the
site and the Saint-Brevin train station is only 20 minutes away. Please take advantage of this exclusive preview and secure units in advance.

The residence will be fully serviced by one of France’s best tourism management companies, allowing for a hassle-free investment. Owners have the choice between different investment formulas. Attractive personal use options exist, and discounts are available.


When you make a purchase as important as a piece of real estate in a foreign country, you want 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.
Let us help you secure a mortgage in France at a competitive interest rate. Visit https://adrianleeds.com/wp-content/uploads/newsletters/frenchproperty/loan for more information or contact [email protected]
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 https://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”
5. Once you’ve made the changes, scroll down to the bottom of the page and click on “Save Profile.”
Of course, we’re always happy to help, so if you do need assistance, send an email to [email protected]
We wanted better guides.
So we wrote them.

Insider Paris Guides are written for people who love the City of Light. You’ll get a Paris insider perspective on Restaurants… Making a Life… Black Culture… Expat Writers…
French Property Insider subscribers receive a discount of 10% off any guide and up to 25% off the entire purchase (if two or more guides are purchased at the same time). Here’s how it works:
1. Click on special Web link we give you just for FPI subscribers.
2. Then order one or more guide(s) and use the promotion
code “ED762.” This promotion code gives you 10% off your total

3. If you order two or more guides, then an additional 15% will be
taken off automatically. There is no promotion code needed.

Here is the special “coupon” Web link just for you:



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

To receive your free French Leaseback Report or the Paris Property
Report, click on



1 square meter = 10.7639104 square feet

1 hectare = 2.4710538 acres

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


Email: [email protected]/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.



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


Copyright 2010, Adrian Leeds®
Adrian Leeds Group, LLC, http://www.adrianleeds.com


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