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Nice’s Newest and Most Luxurious Two-bedroom Fractional Ownership Property

View of the windowed living area in the fractional property Le Palais du Soleil in Nice

Nice’s newest and most luxurious Two-Bedroom Fractional Ownership property is now ready for purchase with occupancy beginning January 5, 2023!

Located at 13 rue Massenet, 06000 Nice in the heart of the Carré d’Or, one block from the sea!

Google map showing the location of Le Palais du Soleil in Nice

Special Note: The apartment is currently under complete renovation and furnishings. Some of what we project here may or may not be realized as we humbly require flexibility in making the final appointments. But, we can promise and assure you that the apartment will be renovated and decorated to the ultimate luxury and thoughtfulness at the hands of our illustrious Interior Architect, Nicole Champagnol and Designer, Martine di Mattéo.

Interior Designer Martine di Mattéo took this one-bedroom diamond-in-the-rough that hadn’t been inhabited for 30 years and turned it into a luxurious two-bedroom/two-bathroom jewel, taking down all the walls to let in all the beautiful views of the streets and sea, as well as incredible streams of sunlight into every part of the apartment. The original floor plan was blocking all the views and light, but with the brilliance of architect Nicole Champagnol, we were able to reconfigure the space to accomplish what is just short of a miracle.

Simulated floorplan for fractional property Le Palais du Soleil in Nice will look like when finished

The curved window in the apartment on the corner of two important pedestrian streets in the very heart of the Carré d’Or just steps from the sea, will make you swoon. There is one balcony overlooking rue de France (north-facing) and another overlooking rue Massenet that provides a view of the Mediterranean Sea and the Promenade des Anglais.

The building facade for Le Palais du Soleil in Nice, France

This particular pedestrian street is gaining in popularity and price every minute. This means that there is plenty of life outside your door—tons of cafés, restaurants and boutiques—but with the installation of the best multi-paned windows and doors money can buy, with them closed you will not hear a peep when inside. The apartment will be air-conditioned and heated, so that if you choose to keep the outside sounds out, you can do so in complete comfort.

This is the best part of Nice, period. It’s the most expensive property in the city for good reason—being steps from the Baie des Anges and the Promenade des Anglais says it all. It’s also just a six-minute walk straight down rue de France (which becomes rue Masséna) to Place Masséna, the absolute heart of Nice. It doesn’t get better than this in Nice for having everything at your toes!

Protected by two digicode-controlled doors at street level, the apartment is on the 2nd (European) floor of the building with an elevator. Six floor-to-ceiling windows facing both north and east fill the apartment with beautiful light during the day, as well as offering gorgeous views of the classic Niçois buildings on the pedestrian streets and a view on the sea, not to mention all the life enjoying the neighboring cafés and restaurants.

View from the balcony of Le Palais du Soleil fractioanal property in Nice

This two-bedroom apartment has been designed to accommodate up to six people—four in the bedrooms on queen-sized beds that can be separated into twins, and on the comfortable sofabed in the living area.

Le Palais du Soleil bedroom one mirrored closets and windows

Le Palais du Soleil beautiful 2nd bedroom

The curved living room/dining room/kitchen is the center of activity, with a bedroom accessible from each side. The dining table can seat up to six people. We are planning to build-in a small desk where you can work away or write your memoirs, equipped with a copier/scanner/printer and all the tools for creative writing.

Le Palais du Soleil bright living area with lots of windows

The fully equipped kitchen includes a four-burner cooktop, oven and microwave, refrigerator and dishwasher. Stools at the kitchen counter provide additional seating for simply hanging out and chatting with your friends and family.

Le Palais du Soleil custom kitchen, dining, living, lighting

There are two bathrooms and one separate toilet. One bathroom is independent with a tub/shower and sink. The second one is en-suite to the main bedroom with a shower and sink. Both are equipped with a heated towel rack and medicine cabinets.

Renovated bath with custom tiles at Le Palais du Soleil

Renovated bath at Le Palais du Soleil shower

The apartment has its own washer/dryer combo unit in a special laundry and utility closet.

Of course, high-quality bedding and towels are provided for owners’ use in addition to the many other amenities. There is a cellar where owners can store personal belongings.

The apartment will be equipped with WiFi internet, TV with over 100 channels, including several English-language channels, and free international phone calling to over 110 countries. The living room will have a large flat-screen TV, as will the main bedroom.

Transportation near the apartment:

From here you can easily go everywhere and never need a car! Buses 12, 23, 32, 8 and LR230 have routes that pass near rue Massenet. The East-West Tramway #2 and Tramway #1 are an eight-minute walk away. The airport is 23 minutes by Tramway at the cost of 1.50€ (€1 when you buy 10 tickets at a time!).

But, with this location, you’ll be able to navigate almost all of Nice on foot! And you will want to!



• Digicode entry system
• 2nd floor European (3rd floor American) with elevator
• Bright, north and east-facing floor-to-ceiling windows overlooking pedestrian streets and the Mediterranean Sea
• Two balconies: one facing north overlooking rue de France and the other facing east with a view of the sea
• Heated and air-conditioned


• Antique dining table with six chairs
• Flat screen TVs with satellite channels, including English language channels
• Copier/scanner/printer and desk accessories
• Comfortable queen-sized sleeper sofa
• Occasional tables
• Bookcase in the living area


• Queen-sized beds or twin beds
• Closets and drawers with built-in shelving and plenty of hangers
• Main bedroom with flat-screen TV


• 4-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 dryers
• Towel warmers


• 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
• Vacuum cleaner and all cleaning accessories

Special Note: The apartment is currently under complete renovation and furnishings. Some of what we project here may or may not be realized as we humbly require flexibility in making the final appointments. But, we can promise and assure you that the apartment will be renovated and decorated to the ultimate luxury and thoughtfulness at the hands of our illustrious Interior Architect, Nicole Champagnol and Designer, Martine di Mattéo.


(click on the link above to view the usage calendar PDF)

This is Paris’ smartest usage calendar; proven by the success it has had with other properties on market 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. 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.

Note: the 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 operational costs include:

Taxe d’Habitation: €1,000
Taxe Foncière: €1,000
Electricity: €600
Building homeowner association charges: €2,000
Telephone/TV/internet: €600
Insurance: €350
Housekeeping/concierge: €7,430
Accounting/management: €920
All U.S. and French tax filing: €3,400 first year only

Annual dues:

Annual dues are currently estimated at 1,500€ the first year and reduced the following years due to some first-time costs.

In addition, there will be a small reserve fund of 450€ 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: 103,700.00 €
Shares 5 through 9: 106,700.00 €
Shares 10 through 13: 109,700.00 €

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 of the process and procedures
• All 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.

Visit our Palais du Soleil page for more details and photos. To reserve your share, contact us IMMEDIATELY to receive a letter of commitment and full disclosure of all documentation. The shares will not be available for long.

A la prochaine…

Adrian Leeds on the Promenade in NiceAdrian Leeds
The Adrian Leeds Group®

view of the garden patio of Le Jardin de la Promenade in NiceP.S. We’ve had a very long special list of interested buyers for this property for a long time. They have been informed first of its readiness for purchase, just prior to your receipt of this Nouvellettre®. If you are not one of the lucky buyers, be informed now that another property in Nice will soon be ready for purchase: “Le Jardin de la Promenade”—a large studio apartment directly on the Promenade des Anglais on the ground level with a private garden, pet friendly and great for those who are mobility challenged (but it is not fully wheelchair accessible). If you are not already on that special list, you can be so by emailing us today.


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